The West Side Strategic Plan Early 2000, the Development Corporation commissioned Design Collective to prepare a strategic plan for the West Side which: 1. Defines a broad urban design vision and appropriate redevelopment framework capable of inducing and guiding new development and reinvestment, and 2. Serves as a reference tool to market and evaluate development proposals.

Great Neighborhoods are active, vibrant, pedestrian-oriented places containing a broad range of human activity, a diversity of integrated and complimentary land uses, strong street-level connectivity, and a variety of building types. Baltimore’s West Side has the potential to become a great urban neighborhood. Historically a single-use retail district, the West Side is poised to become a desirable residential and mixed-use neighborhood with improved physical connections between sub-districts, a greater mix and integration of uses, and utilization of buildings and sites. The West Side can become a place where cultural meets academic, restaurant meets jazz club, and office worker meets theater patron, and where the young and old, rich and poor, come together to live, work, and socialize. The Baltimore Development Corporation, in recognition and support of recent public and private sector West Side redevelopment interest and in cooperation with stakeholders including the West Side Renaissance, Inc., initiated this strategic plan both to inform and to motivate redevelopment efforts. Current projects such as the Hippodrome Theatre renovation as a regional Performing Arts Center, the residential apartment conversion of the Hecht Company building, the office use conversion of the Stewart’s Building, and the Centerpoint mixed-use project are among positive signs of area rebirth and diversity. These projects alone represent over three hundred million dollars ($300,000,000) of private sector investment targeted by the Bank of America, the Harry and Jeanette Weinberg Foundation, A&R Development, Southern Management, Peter Angelos, and others. An additional $224 million in new construction will be completed by the University of , Baltimore over the next four years. The strategic plan defines vision and establishes a redevelopment guide for the West Side. The report represents twelve months of coordinated efforts among private and public sector interests, each genuinely committed to the revitalization of Baltimore’s West Side, as well as the growth and long-term sustainability of One Downtown; a vision with the central city core defined as a vibrant ‘live, work and play’ environment. The West Side Strategic Plan outlines the redevelopment framework, including land- use, urban design guidelines, phasing and implementation strategies, necessary to support the rejuvenation of the West Side as a predominantly residential, urban mixed- use neighborhood, a West Side that is visually, socially, and physically connected to its surrounding neighbors and sub-districts.

1 Introduction http://www.scatech.net Designed bySCATECH, Inc. Sharon Grinnell,COO M.J. Brodie,President Prepared Baltimore, Maryland Architects andPlanners Design Collective Inc. in thecreationofthisstrategic plan. about the future of the West Side and intimately involved including merchants, residents, and businesses concerned West Side Renaissance, Inc., and numerous Stakeholders, DevelopmentextendedBaltimore be the to Corporation, must appreciation Special study. timely and important administration for their support in the preparation of this Wehis O’Malleyand Martin Mayor thank wouldliketo Acknowledgements for The BaltimoreDevelopment Corporation

New mixed-use development should Howard/Franklin Park. A major new creatively balance and integrate new open space planned for the northeast construction with adaptive re-use. corner of Howard and Franklin streets. Sub-districts...... Part Six:Strengtheningthe Strategy fortheCore...... Part Five:Redevelopment Vision Statement...... Part Four:AWestSide of theStudyArea...... Part Three:Observations Study AreaandPurpose.. Part Two:Delineationof Summary...... Part One:Executive Introduction...... Contents Table of Conclusion...... Strategy...... Implementation Part Twelve:Phasing& Guidelines...... Part Eleven:UrbanDesign Strategy...... Public RealmEnhancement Open Space,Streetscape& Part Ten:APublicSector Strategy...... Transportation Infrastructure & Part Nine:APublicSector Strategy...... Part Eight:Preservation Strategy...... Part Seven:Retail 55 47 43 39 35 32 29 25 17 13 9 5 3 1 2 Vision The West Side vision is to create a dynamic, predominantly residential, urban mixed-use neighborhood that connects adjacent neighborhoods and sub-districts: the University campus to the Central Business District (CBD), Seton Hill to Mount Vernon, to , and the State government complex to Camden Yards. This vision is built on a commitment to preserve historically significant and contributing building resources while enabling new development sensitive to the urban context. Realizing the vision requires the concentration of ground-level street activity and a renewed commitment to the open space network of streets, sidewalks and parks, as well as, a partnership of accountability between responsible private sector reinvestment and strategically focused public sector investment. The West Side vision is powerful, achievable, and consistent with the State of Maryland’s Smart Growth initiatives.

Benets The West Side strategic plan details sustainable benefits for the City of Baltimore and the State of Maryland. Complete implementation of the strategic plan will yield approximately 7,000 permanent direct jobs and 4000 spin-off jobs. The West Side strategic plan also projects impressive tax revenues. Assuming some limited economic incentives are provided such as tax abatements, the City of Baltimore can be expected to generate an additional $10,000,000 per year in total taxes; this includes hotel, parking, energy, real property and business personal property taxes. The State of Maryland is expected to generate over $11,000,000 in net new annual revenue from personal income, real property and sale taxes combined.

Building From Strengths The strategic plan, driven by the West Side vision, builds on the existing area strengths: A well-documented and significant market demand for presently underserved ▪ downtown housing. A close proximity to surrounding stable sub-districts including the University and ▪ Medical System campus, the Central Business District, Mount Vernon, Seton Hill, Inner Harbor and Camden Yards. ▪ An existing active retail area anchored by the Lexington Market. ▪ An existing inventory of architecturally and historically-significant buildings. ▪ A unique urban context, character and pedestrian scale.

Redevelopment Strategy The West Side redevelopment strategy focuses on two important components: 1. Strengthening the sub-districts at the periphery of the West Side which include Seton Hill, Mount Vernon, University Center, the Central Business District and Camden Yards; and 2. Revitalizing the “core” of the West Side, delineated by the area from Lombard Street north to Centre Street and Liberty Street west to Paca Street, primarily by infusing the area with residential uses and by enhancing critical connections to the various sub-districts. 3 Part One: Executive Summary One: Executive Part Retail Strategy Though the infusion of residential development will lead Implementation West Side revitalization strategies, retail will provide an important supportive role. The retail strategy focuses on Implementation of the West Side Strategic Plan, envisioned two objectives: to span a six year time period, is phased in three stages; the estimated build-out for the private sector reinvestment is in 1. Supporting the existing merchants to better serve excess of eight hundred million dollars ($800,000,000). the existing market, when possible, and 2. Encouraging new complimentary merchants to When fully realized, the West Side Strategic Plan will enter the marketplace, to better serve the anticipated provide: expanded residential market and the underserved University and office markets. ▪ 2,400 (or more) additional and needed market rate rental housing units in both renovated and new Preservation Strategy construction projects; The preservation strategy is based on the belief that cities are dynamic organisms that must preserve the ▪ 400,000 square feet of new private office space past, provide for the present, and foster opportunities focused on university, medical research, health care, for the future. As such, it focuses on the following two information technology, and telecommunications; objectives: ▪ 250,000 square feet of new retail and entertainment 1. Balancing the preservation of significant uses; landmark structures and contributing building resources while targeting the development of new ▪ 700,000 square feet of new university and medical construction for non-contributing resources and system facilities within their campus; existing vacant or underutilized sites, and 2. Recognizing the importance of preservation of the ▪ A new east-west transit link to compliment the north- unique urban context and character that defines south light rail, physical improvements to the existing the West Side, where possible. transit system, and a fare-free zone, among other strategies, that will encourage more transit ridership; Transportation Strategy The transportation strategy for the West Side, consistent ▪ Reconstructed sidewalks and streetscape with the Maryland State Smart Growth Policy, seeks the enhancements, improvements to both Center Plaza following: and Charles Plaza, and three new significant urban parks; and 1. Increased transit ridership and enhanced public perception of transit, ▪ Preservation of approximately 260 historically 2. Improved and expanded existing public transit significant buildings, support for the Market Center service, and as a consequence, Historic District, and design guidelines that will 3. Decreased dependence on the automobile. encourage new architecture to be compatible with old. Open Space Strategy Recognizing both (a) the importance of attracting, enhancing, and sustaining new development with quality open space and (b) the West Side’s current lack of open space, the open space strategy is focused on two components:

1. Revitalizing key civic streets and pedestrian corridors as the area’s most vital organs, and 2. Including strategically-located open space parks to induce and anchor new key area developments.

Urban Design Strategy/Guidelines Two important objectives of the urban design strategy, are:

1. Recommending general design guidelines for new construction to help preserve the West Side historic qualities and unique urban characteristics, and 2. Creating a City of Baltimore referral document outlining consistent criteria to be applied to the review of West Side development and building permit applications.

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Part Two: Delineation of Study Area and Purpose to the south. Parts or all of several significant and recognizable sub-districts currently west, the to Read Street to the north, Liberty Street and (MLK) Charles Center to Boulevard the east, and Jr. King Luther Martin by defined is Side WestThe Boundaries oftheStudyArea The currentstudyfollows five significantreportspreparedforBaltimoreCity: Background Studies to prepareastrategic planforthe West Sidewhich: Early 2000, the Baltimore Development Corporation commissioned Design Collective Purpose oftheStudy comprise the roughly 100-block, 450-acre area referred to as the West Side including: 2. 1. 5. 4. 3. 2. 1. 2. 1. Key Findings Company, Inc. Funded by the Harry Jeanette and and HarryPreparedWeinberg the Jeanette for Foundation Morton HoffmanWeinberg by and Foundation. 1998 Residential Analysis West Side Area of , Key Findings Barton-Aschman with Corporation, IBM,andtheRouseCompany. Baltimore of Partnership Associates, DowntownChicago. Funded by the Abell the Foundation, the Baltimore Development for Prepared Baltimore, 1997 Gateway toGrowth:ImprovingParkinginDowntown Serves asareferencetool tomarket andevaluate development proposals. capable ofinducingandguidingnew development andreinvestment, and Defines abroadurbandesignvisionandappropriateredevelopment framework east. The InnerHarborandCamden Yards (Hotel andEntertainment)tothesouth (Commercial, Office,andResidential)totheeast; The CentralBusinessDistrict(CBD),andespeciallyCharlesCenter, Mount Vernon (Residential,Mixed-Use, andCultural)tothenortheast; Seton Hill(Residential)tothenorth; University ofMaryland,BaltimoreandUniversity ofMarylandMedicalSystems; The University Centertothewest:(Academic,Research,andInstitutional) ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ 1-bedroom units. the median household income is $44,000 (40%Of recent are over downtown $50,000); renters, 65.8% therented median downtown age is 28 housingyears, 66.7%location). are singles, A large proportion of new renters will proximitybe from out-of-town to work, access (not tomoving services from andotherStrong culture, demand unique exists urban for character. in-town housingdevelopment (rather than can suburban) be 20% to because 30% higher of thanRecent comparables. residential developments (Galleryto 2400Towers) net new indicate rental units.that rents The for demand newThe forresidential for-sale housing units isdemand not strong.for the West Side ranges from approximately 1800 Adopt (parkingandtransit)goalsthatemphasizeeconomicdevelopment. Create aparkingauthority. Encourage useofmasstransitandcommunicatebenefits ofmasstransit. i.e. West Side. Renovate andimprove underutilizedgarages ontheperipheryofdowntown, garages foratotalof1500spacesintheDowntown Core. Develop, inthenext 3to5yearsbasedoncurrentparkingdemand,new 3. West Side Study: Technical Memorandum, Methodology 1998 Acting on the l997 and l998 studies, several important stakeholders Prepared for the Harry and Jeanette Weinberg Foundation by have already directly contributed to the renewed interest in Economic Research Associates (ERA). Funded by the Harry and the redevelopment of the West Side. Building on the existing Jeanette Weinberg Foundation. momentum, key stakeholder meetings and interviews were facilitated by Design Collective and BDC for the purposes of: Key Findings 1) collecting information regarding specific project development ▪ Expenditure potentials (including proposed new West Side proposals; 2) soliciting insight into redevelopment and long-term development) are sufficiently strong to support an additional vision from those intimately familiar with the area; and 3) 85,000 to 99,000 square feet of food service, general retail, encouraging West Side stakeholders to share information in order and entertainment. to promote a collective marketing strategy. Throughout the study, The new Performing Arts Center (the renovated Hippodrome our methodology has been thoroughly participatory. ▪ Theatre) will generate 417,600 attendees per year with an expenditure potential of $2.2 million. Mixed-uses, including housing, retail and entertainment, Information Gathering ▪ should be concentrated as a ‘nucleus’ along Lexington Street. During this phase of the study, we conducted multiple meetings with ‘groups and individuals’ according to topic; i.e. housing, 4. Downtown Baltimore New Construction transit, historic preservation, office and commercial, planning, Analysis, December 1996 open space, university, infrastructure, current developers, etc. This invaluable phase of research, data collection, and information Prepared for City of Baltimore Development Corporation by Legg sharing contributed immensely to the study. Mason Realty Group, Inc. (LMRG)

Key Findings There is market support for new rental apartments in ▪ Downtown Baltimore now and in the foreseeable future. The number of income-qualified households capable of ▪ renting market rate units is sufficient to sustain new Attendees included representatives of the following construction in Downtown. groups and others: ▪ Downtown units can achieve a rental price equal to or even slightly higher than suburban competition. ▪ AIA Baltimore ▪ CHAP (Commission on Historic and Architectural 5. Downtown Baltimore Class B Building Preservation) ▪ Various residential and retail developers, property Conversion Analysis, January 1997 owners and property managers. Prepared for Downtown Partnership of Baltimore City by Legg ▪ The Downtown Partnership of Baltimore Mason Realty Group, Inc. ▪ Bank of America ▪ The Harry and Jeanette Weinberg Foundation Key Findings ▪ Lexington Market, Inc. Cohesive vision and strategy will motivate the private ▪ Market Center Merchants Association ▪ sector to produce market rate housing. ▪ CPHA (Citizens Planning and Housing Association) Significant underutilized commercial buildings. ▪ University of Maryland @ Baltimore ▪ Conversion of selected larger Class B buildings will have ▪ University of Maryland Medical System ▪ the most positive economic and fiscal impact. ▪ Senator Clarence M. Mitchell, IV ▪ West Side Renaissance, Inc. ▪ Baltimore City Planning Department 6. Central Business District Plan, 1999 ▪ Charles Street Merchants Association ▪ Maryland Transportation Authority (MTA) Prepared for Downtown Partnership of Baltimore by Design ▪ Maryland Office of Planning Collective and Hammer Siler George Associates. ▪ Baltimore Heritage ▪ Preservation Maryland ▪ Baltimore City Department of Public Works (DPW) ▪ Fannie Mae ▪ Maryland Historical Trust ▪ Maryland Stadium Authority ▪ Greater Baltimore Committee

6 West Side Boundary map 7 Objectives History of West Side In addition to defining vision and establishing a reference tool, stakeholders identified objectives for a long-term West Side development Revitalization Efforts plan: 1. Build on the uniqueness of the sub-districts, incorporating their 1980 The Market Center Initiative input in shaping Baltimore’s West Side revitalization. 2. Foster new housing, growth and diversification of the resident In the 1980’s, the Market Center Initiative made bold efforts to population to support desirable long-term growth for the West Side, revitalize the West Side, including the construction of the Metro the CBD and the City. Station, Howard Street Transit Mall and Lexington Mall as a way 3. Balance area revitalization, preserving significant landmarks to bring more customers to the area’s retail businesses and serve while coordinating development of new construction targeted commuters. Historically declining trends could not be reversed, at underutilized and vacant sites, recognizing that historic and despite attempts to retain the area’s retail businesses, improve architecturally significant structures contribute to the unique buildings through private renovations, and attract upscale retail character of the West Side. establishments. However, the anchor of Lexington Market was 4. Improve visual and physical connections between the sub-districts, preserved through expansion and renovation, and the Market particularly east/west, with specific encouragement of ground-level Center Initiative did illustrate that market rate apartment and activity/uses along these important connecting corridors. selected office development were viable uses to be further 5. Target redevelopment to promote an increase in resident population, encouraged. Though limited, widely-spaced project successes job growth stimulation, and City and State revenues. underscored the importance of leveraging private sector investment 6. Promote improvement of physical and urban design characteristics in concert with public infrastructure improvements. and the qualitative aspects of the public realm, as they reinforce revitalization efforts for longterm desirability, marketability, and sustainability. 1998 The West Side Task Force 7. Encourage a transportation strategy consistent with State Smart In late 1998, the West Side Task Force comprised of area Growth objectives, supportive of long-term City growth, and stakeholders, including the University of Maryland, Baltimore attentive to automobile circulation, parking, pedestrian circulation, and Medical System, the Weinberg Foundation, Peter Angelos light rail, METRO, MTA bus service, MARC train service and new and the City of Baltimore, engaged a planning and economic forms of mass transit. consultant team to undertake a limited review of a narrowly defined area within the West Side. The result of their efforts These objectives, developed through an inclusive-planning process, was an “action plan” paid for and sponsored by the Weinberg provide the framework for the long-term West Side vision and Foundation; the plan was intended to mobilize stakeholders redevelopment strategy. and refocus attention on this much-neglected critical downtown Baltimore area. The Action Plan, though limited in area and scope, sparked a healthy public debate about the future of the area, as envisioned by area merchants, preservationists, design professionals and Brief ’s property owners. West Side 2001 The West Side Revitalization Strategic The West Side study area includes approximately 100 city Plan blocks encompassing all or parts of several identifiable sub- districts: Seton Hill, Mount Vernon, the University Center, As a result of this lively discourse, the Baltimore Development where the University of Maryland, Baltimore has operated Corporation (BDC) representing the City of Baltimore, since 1807, and the CBD. Within this area, an approximately recognized the need to expand the geographic boundaries of the 24-block section defines Baltimore’s historic retail district. In study area, broaden its scope and articulate a shared vision. This strategic plan defines a broad urban design vision and framework its heyday from 1920 to 1960, the West Side Retail District for Baltimore’s West Side Revitalization Initiative. Within this was a regional destination for all of Baltimore’s citizens. project, BDC is coordinating all aspects of relocation and fund The intersection of Howard and Lexington Streets was the assistance for public as well as private entities. epicenter of the shopping district where grand department stores like Stewart’s and Hutzler’s flourished alongside a bustling and vibrant Lexington Market. Together with the 19th and 20th century row homes that first occupied the area, many of the city’s banking and financial institutions were located along Eutaw Street in great classically-inspired architecture, as well as Baltimore’s grand theaters and picture palaces like the Hippodrome, Mayfair, and Town Theatres; the West Side was once a truly diverse and vibrant urban neighborhood. As times changed during the post-World War II period, the suburbs began to flourish. The West Side’s powerful hold on the region, and in particular on retail, faded with department stores and other retailers following the exodus of the middle class to the suburbs. A variety of commerce, once located on the small upper floors above ground-level shops, sought larger space to expand, moving elsewhere in the CBD or the suburbs, rendering many buildings functionally obsolete. As one by one theaters and picture palaces closed their doors, further advancing the process of decline and disinvestments, the light of the West Side dimmed. At one time, the West Side was the City’s 8 most active and vibrant retail district. Baltimore’s West Side is made up of several unique, recognizable, and relatively stable sub-districts circumscribing an underutilized and neglected core area, historically the retail hub for Baltimore. Each of these sub-districts, located either in part or in whole within the study area, has its own character and identity. To appreciate the dynamics of the West Side, and to better define a long-term vision, one must understand the unique qualities, strengths and weaknesses of the sub-districts comprising the West Side. In addition, the scale, density, use, character, and attributes must be defined and respected wherever new development is proposed. To ensure an appropriate balance of preservation and redevelopment, new development cannot have significant negative impact. The area’s observations include these sub-districts: ▪ Northern Boundary Mount Vernon & Seton Hill ▪ Eastern Boundary The Central Business District ▪ Western Boundary The University Center ▪ Southern Boundary The Inner Harbor ▪ Core Area “The Core” Mount Vernon & Seton Hill Districts The historic neighborhoods of Mount Vernon and Seton Hill define the study area’s northern boundary. Featuring many significant and historic buildings, residential sub-districts are typically fine-grained in scale (small blocks and streets), mass, and architectural articulation. Largely low to medium in density (generally row houses), these neighborhoods of short blocks are fronted by residential stoops and commercial storefronts with virtually no blank walls or non-active uses disrupting street-level activity. As a result, Mount Vernon and Seton Hill, both predominantly residential neighborhoods, are pedestrian-scaled, identifiable and well-defined, effectively providing the urban design framework accentuating civic structures such as churches, museums, schools, and libraries. Seton Hill remains a quiet and reserved residential enclave of mostly two and three story row homes. It is anchored by St. Mary’s Chapel, Mother Seton House, and Seton Park, a magnificent urban park. Underutilized sites, buildings, and gaps within the urban fabric could accommodate new infill housing that would serve to improve street- level connectivity and add eyes on the street. A desirable, attractive, historic urban neighborhood, Mount Vernon accommodates Baltimore’s greatest concentration of cultural institutions. It is, however, threatened by large volumes of commuter traffic along its major corridors. As well, it contains a number of surface parking lots and underutilized sites ideal for varied, significant development opportunities, among them smaller, niche like development projects such as in fill housing.

Mount Vernon contains some of Seton Hill remains a stable and Baltimore’s distinctive desirable for-sale neighborhood 9 rowhomes. of modest rowhomes. Part Three: Observation of the Study Area of the Study Three: Observation Part Redevelopment must serve to reconnect the west Sides various sub-districts. 10 The Central Business District Baltimore’s Central Business District (CBD) defines the study area’s eastern boundary. The CBD is largely office and commercial in use, considerably greater in mass and scale compared to the residential neighborhoods to the north, mostly modern in architecture, moderately high in density, and limited in terms of support services. The streets and thoroughfares in the CBD are predominantly automobile-oriented carrying large volumes of traffic. The thoroughfares circumscribing Charles Center and Hopkins Place effectively create “superblocks” fronted by building service areas, garage entrances, and inactive frontages; these streets and blocks are not the same fine-grained network as Seton Hill or Mount Vernon. They encourage an overall introverted pedestrian character while hindering the ability to create physical or visual connections along the area’s sidewalks and streets. The University Center District

The University Center, including both the University of Maryland, The Central Business District Baltimore and Medical System, defines the study area’s western and Inner Harbor join the boundary. It is largely academic, research, and institutional in use West Side yet are unmistakably and is rather complex and mixed in scale, mass and architecture disconnected at street-level. while containing a rich and distinctive variety of support services. Small and large blocks, fronted by building entrances with few storefronts and parking structures generally screened from the public realm, define a walkable campus with a network of streets and thoroughfares. The University Center maintains its own master plan and is both self-policing and self-maintained; this results in a safe, comfortable and desirable pedestrian district which remains somewhat disconnected from the CBD. Strengthened connections to the CBD and to adjacent sub-districts are essential. The Inner Harbor District The study area’s southern boundary is defined largely by hotel and commercial uses. It is larger in scale and, though some historic and traditional buildings exist, remains mostly modernist in its architecture. This sub-district consists generally of medium to high density with limited support services. Streets and thoroughfares define medium-sized, largely automobile-oriented blocks (in particular, Lombard Street), for the most part, with buildings oriented towards the south, Pratt Street and the Inner Harbor. Destinations and attractions within the Inner Harbor Hotel and Entertainment sub-district include Oriole Park at Camden Yards, the Convention Center, the Inner Harbor, Harborplace, Maryland Science Center and the Baltimore National Aquarium. Several hotels are located proximate to the West Side’s southern boundary, while many are within the study area itself. The perception, however, is that these hotels and nearby attractions are not presently considered part of the West Side. The Inner Harbor at sunset.

11 “The Core” These five (5) sub-districts circumscribe the approximately twenty (20) underutilized and neglected blocks of the West Side that define the heart or core of the study area. The core has experienced significant decline through public and private sector disinvestments and is of greatest concern though it is, arguably, the area of greatest potential. The core is mostly retail/commercial in use and is often disconnected by ground-level commercial vacancy or surface parking lots. It is generally medium to fine grain scale, mass and architecture with several historic and architecturally significant structures. Although the upper levels are largely vacant and/or underutilized, the density is mostly low to medium. A fine grain network of walkable streets and thoroughfares is perceived as unsafe due to gaps in the urban street fabric, vacancies, and underutilization of buildings and sites. However, the existent urban fabric does effectively accentuate certain civic and significant structures such as Lexington Market, Saint Alphonse Church and other historic buildings. With the exception of retail uses concentrated around Lexington Market, Widespread vacancy and abandoned storefronts leave the along Lexington and Howard Streets, this area has no other defining perception of a derelict, unsafe and underutilized district. land use characteristic, particularly given the high incidence of upper floor vacancy. Yet, the core area has tremendous potential to connect Seton Hill to Mount Vernon, Lexington Market to Center Plaza, University Center to the Central Business District, and Mount Vernon to Camden Yards and the Inner Harbor. If properly revitalized, the core may become a significant “bridge” to these sub-districts and strengthen those same districts with the whole of the West Side. The Impediment Seton Hill, Mount Vernon, the CBD, the Inner Harbor and the University Center are recognized as identifiable, desirable sub- districts which contribute to the concept of an improved, cohesive and strengthened One Downtown. The 20 blocks of the West Side identified as “The Core” do not enjoy a similar status. This area is imperceptibly connected to its neighboring sub- districts with minimal integration of residential or commercial uses available to contribute to near 24 hour activity. Presently, the core area weakens the ability to create a united West Side and One Downtown. If allowed to further deteriorate, it will undoubtedly undermine the desirability, uniqueness and strength of its neighboring sub-districts, while undermining the West Side district’s ability to revitalize. Major impediments to achieving an authentic neighborhood within the West Side are: A lack of land use diversity within the core area capable of ▪ promoting continuous near 24 hour street activity; A weak pedestrian-level connectivity from the core to the ▪ CBD, Inner Harbor, University Center, Mount Vernon, and Seton Hill; and A lack of significant and meaningful open space necessary ▪ to promote and sustain a high quality of life for residents, workers, shoppers and visitors. 12 13

Part Four: A West Side Vision h Ws Sd i evsoe t b a ies, cetc ad ia, ra residential as an authentic Neighborhood, the urban West Side will vital, contain a broadened range of human and eclectic, diverse, a mixed-use Neighborhood be that reconnects east to to west envisionedand north to is south. Reconstituted Side West The Vision n te niiae icesd residential market population. increased university anticipated the potential and the thrive and within coexist that operations, and “mom pop” local to chains national from ranging experiences, retail of a range be wide should There it. ignore than rather history, Side’s West the upon builds that preservation, and sensitive new construction within the urban fabric, architecture a balanced blend of of diversity be should play.There to places and work, to places shop, to places live, to places including uses, of diversity a be must There Side. Westthe in being for individualsreasons of assortment an with of diversity a be must There Diversity regain to Side West One Baltimore’s the of for component integral Downtown, order fourimportantprinciplesmustbecarefullyconsidered: important, an In become and prominence initiative. its partnership sector private and public sensitivelyorchestrated a require will vision the achieving for framework The Lexington reconnecting by Market and Antique Row toCamden connections Yards. north-south improve will services support and retail residential, with structures vacant filling by Street Howardrevitalizing and services support and residential new with Street Eutaw Revitalizing Streets. Centre Jr.Boulevard improvingby and ground-level activity LexingtonBaltimore, along and King Luther Martin at crossings pedestrian improving by enhanced be will Crossing site. Connections west to The Terraces, Heritage Crossing, and the proposed Camden the site activity.redeveloped, by reintroducing ground-levelthe Redwood Street connection and across and demolished the be existingArena Arena connectivitythe should enhanced, further improve be will Connectivity will Streets Centre and Franklin, Lexington, Baltimore, along services support and retail, diverse and new residential, University, the of addition The towardsMarket. Lexington to and Center University westward the to CBD the expanded linking be will housing rental Market-driven shoppers, andoffice workers will,onceagain, coexist andpopulateitsvibrantstreets. and social transformation of the area. In this way, West aesthetic Side the residents, theater to patrons, lead will ways pedestrian by linked appropriately spaces open public and connectivity street-levelof network A scale. and sizes types, building stronger of variety a and circulation, pedestrian land-uses, integrated of diversity a activity,

Like Quebec, the West Side is envisioned to be a diverse, eclectic, and vital urban neighborhood. to improve theoverall qualityoflife. Where feasible, new open space opportunities should be provided elements. space open vital most area’s the as serve to sidewalks and streets Westupon The importance greater placing parks Side. few Westhas improved Side an to essential be will and plazas parks, sidewalks, streets, of system space open coherent A Open Space while circulation vehicular and linking sub-districtsseeminglydisconnectedtoday. pedestrian both enhance will suchas once severed by previous projects, reconnecting uses circulation routes active improvements.Though streetscape as well as ground-levelretail continuous should and corridors significant connecting Major accommodate west. to east particularly, and south, to north connections improved needs Side WestThe Connectivity as role secondary a play likely residential isexpected todrive thearea’s rebirth. will retail retail-dominated, follow.historically to Although expected services entertainment and retail supporting with neighborhood 24-hour active an into the transform will units Side residential West additional of influx use. significant primary The one than more with infused be must Side West the residential, predominantly as envisioned Though Residential

Like Boston, West Side redevelopment Public transit, streetscape improvements, New residential as the pimary land use includes bold plans for an improved and and active street-level uses will improve should incorporate retail, services, and mixed- cognizant open space system. both physical and visual connections. uses at the street-level where feasible. 14 The West Side Strategy The vision of a diverse, vital, desirable, near 24-hour residential mixed-use neighborhood integrated into One Downtown can be realized if the core is revitalized and sub- districts are strengthened.

Revitalizing the Core Public and private sector reinvestment must be coordinated concentrating revitalization efforts within the core of the West Side; efforts should include enhancement of critical connections and infusion of residential uses within the area. Reinvestment and development activity appears to be gaining momentum within three sub-areas along three critical east/ west corridors of Baltimore Street, Lexington Street and Centre Street. Although encouraging, to be sustainable these efforts must be part of a strategic framework that guides additional public and private sector investment in the three strategic sub-areas while inducing further development.

Strengthening the Sub-Districts The existing sub-districts of Seton Hill, Mount Vernon, the CBD and the University Center must be celebrated, strengthened, and physically and visually connected to their adjacent sub-district areas including the underutilized “core area”. Only with the achievement of both objectives can the West Side revitalization be truly successful and sustainable.

15 West Side Target Areas 16 Target Area One “South Market”/”No-Lo” (North of Lombard Street)

Though the South Market includes the portion of the study area north of Lombard Street to Fayette Street, the heart is located at the intersection of Eutaw and Baltimore Streets. If effectively and sensitively revitalized, the sub-area has the potential to (a) strengthen the link between the University Center and the Central Business District along the Baltimore and Redwood Street corridors and (b) reinforce the link from the Lexington Market and metro station to Camden Yards along Eutaw and Howard Streets.

Identiable Area The area is generally bounded by Pratt Street to the south, Paca Street to the west, Fayette Street to the north, and Liberty Street to the east.

Proposed Identifying Character “South Market” has the potential to be a cultural, performing arts and entertainment sub-area that may become uniquely associated with and identified by the Hippodrome Theatre. The Convention Center, Camden Yards, and hotels to the south suggest an active mixed-use sub-district focused on medium to high density residential, entertainment, and performing arts, serving a diverse market of visitors, workers and residents alike.

Proposed Appropriate Uses The thrust for this sub-area’s core redevelopment/revitalization should include medium to high density residential use, the proposed Performing Arts Center at the Hippodrome Theatre, and ground-level entertainment-oriented retail such as cafes, jazz clubs, art galleries and book stores, all located proximate to the Hippodrome and south along Eutaw and Howard Streets toward Camden Yards. In addition to Centerpoint, a high- density residential and mixed-use development directly responding to the strength of the Hippodrome, the University expansion would be encouraged along Baltimore Street to the east; Centerpoint and the University are equally vital to the success of South Market.

Opportunities With proximity to the University, the CBD, the Inner Harbor, Lexington Market, Camden Yards, the Convention Center, and light rail, South Market serves the needs of multiple users while reconnecting to adjacent sub-districts.

Short-Term Strategy ▪ Redevelopment of the Hippodrome is likely the most significant component of the West Side revitalization effort. This project should be overwhelmingly embraced. Without this significant catalyst, revitalization of the West Side will be weakened. ▪ Redevelopment of the block known as Centerpoint, bounded by Baltimore, Fayette, Howard and Eutaw Streets, is a large-scale, mixed-use project that will infuse the sub-area with residential, retail and restaurants to serve the needs of theater patrons, visitors, workers, and residents. Centerpoint will provide an appropriate northern anchor to this sub-area and a compliment to the Hippodrome, while offering an appropriate transition to the Market Center sub-area. ▪ Physical expansion of University Center along the 400 block of West Baltimore Street should be encouraged to improve connections to Howard Street and to the light rail. A University of Maryland, Baltimore or Medical System presence along Baltimore Street would improve the perceived and real safety along this important corridor while effectively reconnecting the University Center to the CBD and to public transit. ▪ Relocation of the Health Care for the Homeless closer to related services should be encouraged to offer its clients proximate access to medical and social service providers; the present location contributes to the perceived problems of safety and weakens the area’s desirability for new residents and workers.

17 Part Five: Redevelopment Strategy Redevelopment Five: Part Target Area One: South Market 18 Medium-Term Strategy Public Sector Investment Encourage improved and attractive street-level activity along Public sector streetscape revitalization efforts should be timed to ▪ Eutaw Street to link Camden Yards and the proposed coincide and reinforce private sector initiatives and targeted for Convention Center Hotel to the Hippodrome, Lexington Street Baltimore Street from Liberty to Paca Street, and Eutaw Street and Lexington Market. These four short blocks of Eutaw Street from Lexington to Pratt Street. The Baltimore Street efforts would could become a diverse entertainment-oriented retail corridor, link the University Center with the CBD, whereas the Eutaw effectively serving theater patrons, Centerpoint residents, hotel Street efforts would link the Metro Station and Lexington Market guests, Camden Yards visitors, and the University community to Camden Yards. It is critical, however, that these improvements needs. coincide with the opening of the Hippodrome and the Centerpoint Encourage the restoration and adaptive re-use of the Abell projects. ▪ Building and Bromo Seltzer Tower on Eutaw Street and the redevelopment of surface parking lots as residential projects with ground-level retail at the corner of Redwood and Eutaw Streets and Lombard and Eutaw Streets, in order to enhance and strengthen the Eutaw Street retail, entertainment and cultural corridor. Encourage development of the city-owned lots located north ▪ of Camden Yards with intensive uses such as a convention- oriented hotel and high-density housing. Automobile and pedestrian connections should be improved through the site linking Camden Yards to Lexington Market and the Hippodrome with the extension of Eutaw Street. Ground-level uses such as cafes, jazz clubs, restaurants and retail should front Eutaw Street, Howard Street and Camden Street.

Long-Term Strategy A long-term South Market strategy for the Arena site redevelopment should include: A new urban park on the north side of the block, ▪ New development on the south side, ▪ An underground parking potential with direct connections/ ▪ transfer to light rail and subway. An important axis connection along Redwood Street between ▪ the University and Charles Center. Potential residential, university, research, and/or office uses ▪ enabling the required 24 hour activities compatible to the surrounding area.

While relocation of the arena is recommended, identification of The renovated Lexington Market, Hippodrome Theatre, and alternative site locations was not a part of this study. Centerpoint, among others, are key developments targeted for South Market.

19 The renovated Hippodrome Theatre will serve as a Hippodrome Theatre will serve The renovated Arts Center and major catalyst to new Performing Side redevelopment. West Target Area Two “Market Center” Market Center includes the portion of the study area north of Fayette Street to Saratoga Street; the heart is Lexington Street from Liberty to Eutaw Street. Market Center can potentially link Lexington Market to areas east such as Center Plaza, Charles Center and the CBD, and west to the new mixed- income communities west of Martin Luther King, Jr. Boulevard. Additionally, it can create continuous ground-level retail along Lexington Street connecting to new retail within a revitalized Center Plaza and along historic Charles Street. Howard Street can become an equally important corridor in Market Center by enabling connections north to Mount Vernon and south to the Arena, Camden Yards and Inner Harbor.

Identiable Area The area is generally bounded by Fayette to the south, MLK to the west, Saratoga to the north and Liberty to the east.

Proposed Identifying Character Market Center should become a predominantly residential neighborhood with active, continuous, ground-level retail, anchored by a revitalized Lexington Market repositioned as a culturally diverse “food emporium”. Significant and historic structures such as a number of bank buildings occupying prominent corners, as well as the Stewart, Kresge, and Hecht Company buildings, provide distinctive physical character to this sub-area. New development should respect this character without dominating through incompatible mass, scale, or style of architecture.

Proposed Appropriate Uses A thrust of this sub-area’s core revitalization should be medium to high density residential and continuous ground-level retail. Market Center serves as the transition between the Inner Harbor & entertainment sub-district to the south and the low to medium- density residential neighborhoods to the north. As such, the retail should serve local resident and worker populations primarily, with only a limited regional entertainment draw; the majority of the retail should be neighborhood service retail co-mingled with soft and hard goods. (See Retail Strategy). Increased traffic on the area’s local street network, late night entertainment with associated noise, and other incompatible uses would likely undermine the sub-area’s ability to become a desirable residential neighborhood.

Opportunities The redevelopment and repositioning of Lexington Market, Lexington Street and the several historic department stores provide a tremendous opportunity for improving the diversity and desirability within this sub-area. Equally important will be the ability to reconnect the Market to the CBD and Camden Yards along Lexington Street and Eutaw Street, respectively. Several residential mixed-use developments currently planned or underway will add young professionals, students, researchers and area employees as permanent West Side residents. The changing demographic profile Centerpoint will serve as a major catalyst to broader West Side for Lexington Market indicates the diversified audience will expect redevelopment. greater variety of goods and services. Retailers, developers, and business interests should support this growing resident population capable of enhancing and diversifying area opportunities. Adjacent sub-districts should encourage visual and physical connection fostering this dynamic change. 20 Target Area Two: Market Center 21 Short-Term Strategy Long-Term Strategy ▪ Reintroduce two-way automobile traffic and parallel parking ▪ Consider redevelopment of Lexington Street to the west of along Lexington Street. Lexington Street should become Lexington Market as a connecting corridor to MLK, The an active, pedestrian-oriented shopping corridor with Terraces, and Heritage Crossing. Buildings should face neighborhood retail connecting Lexington Market to Charles Lexington Street with appropriate street level, human-scaled Center. On-street parking is critically important to both architecture. Ground-level uses that serve to activate the tenants and users because the perceived convenience of parking street and offer a safer connection from MLK to Lexington and accessibility is significantly enhanced. Since only local Market would include, ideally, retail, restaurants, and other automobile traffic is expected, the street should be designed uses including residential amenities. Upper level uses could to accommodate retail tenants and pedestrians, rather than include residential, university expansion, or office use. maximize automobile capacity. ▪ Consider redevelopment of the West Market site as a new mixed-use development to provide an opportunity to (a) Primary uses along Lexington Street should consist of provide new housing, (b) encourage increased activity west of medium-density residential apartments above street front the Market, (c) add new open space along Lexington Street, shops. Residential entrances may be from either Lexington (d) create a place for outdoor dining, and (e) serve as a Street or secondary streets such as Eutaw, Park and Liberty. compliment to the Post Office (See also Section 10 - Open Office and commercial uses are to be considered important, Space). Given the proximity of the university campus and yet secondary, uses. the State government complex, an alternative use for this ▪ Emphasize the adaptive reuse of the Stewart, Hecht, Kresge, site could include university or government offices. These Braeger-Gutman, and other significant structures, in particular, realistic, intense redevelopments will improve connections to the corner buildings. Seton Hill north along Paca and Greene Streets by serving as ▪ Initiate construction of the Liberty/Clay Street garage as a catalysts for other area development. Residential uses should significant catalyst and first step toward achieving desired be predominantly upper-level use while retail, even Market redevelopment. Ground-level uses such as retail, residential, expansion, should be encouraged at the ground level, especially residential lobby, or office should front both Liberty and along Lexington Street and near the Market. Lexington Street Lexington Streets, while above, a single-loaded corridor of would serve as an improved connection to new mixed-income apartments should front Lexington Street. The garage will be communities west of MLK, while Greene, Paca and Eutaw directly related to successful reconnection of Lexington Street Streets could be appropriate links to Seton Hill. to Charles Center and the CBD as an attractive, desirable and active redevelopment participant by effectively erasing Liberty Public Sector Investment Street as a physical and psychological barrier. Poor execution of this project will weaken, if not preclude, achievement of Public sector streetscape revitalization efforts should be timed this important objective and further isolate the CBD from the with private sector investment, specifically along Lexington West Side. Street between Liberty and Eutaw Streets, and Howard Street ▪ Reposition Lexington Market as a Food Emporium catering between Baltimore and Mulberry Streets. Long-term public to a more diverse market with broader appeal (see Retail sector investment should consider revitalization and streetscape Strategy). As a “Butcher, Baker, and Green Grocer Market,” improvements for Lexington, Howard, Eutaw, and Paca Streets Lexington Market will continue to be an active participant, beyond the “Market Center” sub-area boundaries. strong marketing asset, and significant contributor to the revitalization and diversification envisioned for the West Side. Exterior improvements should celebrate the “quirkiness” of the Market making it more visually appealing and inviting. Where connections to MLK can be strengthened via Lexington Street, the west entrance and façade will require significant enhancement. Interior additions should include ethnically diverse foods with an atmosphere and decor that exudes the “spirit” of a historic food market. The Market may miss out on a tremendous opportunity if it ignores the need for such changes and repositioning.

Renovation of the Hecht Company building, the Stewart building and the Clay Street garage/apartments, among others, are targeted for Market Center.

22 building owners and retailers. In conjunction with ground- Target Area Three level leases, other incentive programs should be considered for residential, upper floors redevelopment. Together with “North Market” or “So Mo” (South of Mount new retail, these two blocks along Howard could connect the proposed Urban Entertainment District with Seton Hill. A Vernon) “retail relocation coordinator” should facilitate the potentially North Market includes the portion of the study area north of difficult transition process for displaced merchants. Lexington Market and South of Mount Vernon between Saratoga and Centre Street. Revitalization of this sub-area has the potential Medium-Term Strategy to connect the residential neighborhoods of Seton Hill and Mount Vernon. Develop the southern portion of the parking lot around the ▪ Aegon building, at Franklin between Howard and Park Avenue, as a new urban park circumscribed by new residential and/or Identiable Area mixed-use development. Redevelop the YWCA for market- rate housing at the east end of this park. (see also Section 10 North Market is the area bounded by Saratoga Street to the south, Open Space) MLK to the west, Centre Street to the north and Park Avenue to Introduce traffic calming measures such as on-street parking, the east. ▪ narrowing, and pedestrian “bump-outs”, if feasible, along Franklin and Mulberry Streets. Proposed Identifying Character This sub-area is perceived as a relatively quiet, low to medium- Public Sector Investment density, predominantly residential neighborhood with local retail and linked services along Howard, Centre and Franklin Streets; Public sector streetscape revitalization efforts should be timed it is not unlike Seton Hill and Mount Vernon (see Section with private sector efforts and targeted for both Franklin and II). Park Avenue, Eutaw, Paca, Centre, and Saratoga Streets Mulberry Streets to connect Seton Hill to Mount Vernon, as serve as secondary thoroughfares with limited traffic offering well as, Howard Street, from Franklin to Lexington Streets; the an appropriate setting for residential frontages, while Howard, goal will be to connect these neighborhoods with the revitalized Mulberry, Centre, and Franklin Streets would be appropriate for Lexington Street retail core. retail, local entertainment, commercial, and linked services.

Proposed Appropriate Uses This area should be predominantly low to medium density residential, respectful of Seton Hill, with some neighborhood ground-level retail such as corner stores, dry-cleaners and coffee shops to serve the existing residents as well as the anticipated influx of new residents. If sensitively integrated into the residential use, cultural uses could include the proposed Urban Entertainment District along Howard Street between Saratoga and Franklin. Where these entertainment uses are proposed to operate beyond evening hours, they should be primarily limited to Howard Street, and otherwise, to Mulberry and Franklin Streets. The integration of these entertainment uses within a residential neighborhood must be done in a sensitive manner; late night, 24-hour entertainment should be discouraged on local residential streets where incompatible.

Opportunities

The Mayfair Theatre, the Congress Hotel, the H&H, and the A nucleus of new development activity at the Howard and YWCA buildings offer tremendous opportunities to infuse this Franklin Street intersection will improve connections north to sub-area with new residential, whether adaptive reuse or new Antique Row and east-west to Seton Hill and Mount Vernon. construction. Additionally, the surface parking lot at Franklin Street and Park Avenue could provide a new development and open space opportunity. While serving to reconnect Mount Vernon, Seton Hill, and Antique Row to the Market Center sub- area, redevelopment along Howard Street would strengthen the street as a contributing corridor.

Short-Term Strategy Redevelop the Congress Hotel and the Mayfair Theatre to ▪ create a desirable residential development with the potential for owner-occupied housing. Renovate the existing open space north of Centre Street and ▪ west of Howard Street and revitalize the streetscape along Howard, Franklin and Centre Streets to strengthen the viability of planned development projects. (See also Section N. Open Space) Add on-street parking along Howard Street near Maryland ▪ General Hospital and improve the streetscape character. New street trees and improved sidewalks would enhance the visual and functional characteristics of Howard Street, near Antique Row, and likely improve connections between the adjacent sub-districts of Seton Hill and Mount Vernon. ▪ Relocate displaced merchants into the 300- to 400-block Renovation and adaptive re-use of the Howard Street storefronts as a means of activating this Congress Hotel will serve as a catalyst to important corridor. Relocation could be facilitated by providing redevelopment along Howard Street and façade restoration and building rehabilitation incentives to north to Antique Row. Target Area Three: North Market 24 Simultaneous to the revitalization of the Core, the surrounding sub- districts of Seton Hill, Mount Vernon, University Center, and the CBD should be targeted appropriately for strengthening efforts.

Seton Hill Identiable area The area is generally bounded by Franklin to the south, MLK to the north and west, and Eutaw to the east.

Identifying Character Quiet, intimate, reserved and low-density, this urban neighborhood is anchored by an historic church/campus with a wonderful, well-defined, urban open space. Limited retail, limited traffic and a relatively safe environment continue to make Seton Hill an attractive and desirable neighborhood. As a quaint, historic, urban neighborhood sub- district with mixed-income, Seton Hill may respond to a for-sale market.

Opportunities The strong, identifiable, affordable residential neighborhood could accommodate both new infill housing and redevelopment of existing homes for rental and/or for sale. Improvements to adjacent sub-districts and to Martin Luther King Jr. Boulevard (MLK) will make this a marketable venture likely to follow other redevelopment initiatives.

Strategy Enhance the park as a significant public ▪ amenity with increased public access and visual exposure. For example, we could lower or remove the brick wall. Consider some infill housing to front onto the park, adding eyes on the street and reinforcing the street edge. Replace auto repair and tire service ▪ shops with residential infill, particularly along Paca and Druid Hill Streets Develop along Centre Street to include ▪ infill housing and limited ground-level retail as an improved physical connection to the west of MLK and to Bolton Hill. Seton Hill must be preserved and Initiate improvements to Paca and strengthened as a quiet, intimate, ▪ low-density neighborhood. Eutaw including residential development fronting these streets as potential connections south to Lexington Market. Provide safer and identifiable crossings ▪ at MLK, especially at Centre Street. Redevelop the urban block bounded by Madison, Howard, Centre, and Eutaw Streets as new residential. Promote development opportunities for ▪ underutilized sites adjacent to MLK, at Social Security, for uses such as office or government space. Consider Monument Street as an East ▪ Gateway to Seton Hill and a link to Mount Vernon. Address problems of existing ▪ incompatible uses which may 25 undermine the residential character. Part Six: Strengthening the Part Sub-Districts Redevelopment Strategy: Full Build-Out 26 Mount Vernon Strategy Improve and strengthen Antique Row as a West Identiable area ▪ The area is generally bounded to the Side amenity and as an important component south and to the west by Saratoga and of the Howard Street corridor. Howard Streets; it extends north and east ▪ Encourage development of the surface parking for several blocks. lot at the corner of Franklin and Howard Streets as a residential, office, governmental, and/or mixed-use project with a new open Identifying Character Mount Vernon is a prominent and historic space park. urban neighborhood in which a number ▪ Promote a grocery store and supporting retail to of world-class, cultural institutions are serve residential needs at the block bounded by effectively integrated into the fabric of Eager, Charles, Read, and Cathedral Streets. a diverse residential community. Mount ▪ Implement a streetscape revitalization for Vernon is most recognized by its varied, Howard, Centre, and Read Streets to improve magnificent, and historic architecture, connections between Mount Vernon, Seton and by pedestrian-scaled streets and Hill, and the Meyerhoff. The Mount Vernon Cultural District Embrace a long-term strategy to redirect traffic blocks. The heart of this sub-district is stands as an excellent example of ▪ Mount Vernon Place; arguably one of how a mix of homes, churches, around Mount Vernon and away from Charles, the nation’s premier urban squares with institutions and commercial uses St. Paul, and Calvert Streets. Through-traffic add vibrancy and character to an should utilize Guilford Avenue, I-83, and the Washington Monument as its focal urban neighborhood. feature. Martin Luther King, reducing traffic volume along these important local corridors to levels more compatible with residential uses. 24-hour Opportunities As an identifiable and desirable on-street parking, revised timing of lights, residential neighborhood, Mount Vernon priority turns to encourage use of bypass should embrace its edges at Howard thoroughfares rather than priority through Street and encourage the redevelopment traffic, and improved access to these bypass of its underutilized and vacant sites. alternatives should be implemented.

University Center Strategy Promote growth and expansion along the Identiable area ▪ The area is generally bounded by Pratt Street Baltimore Street corridor to embrace the to the south, MLK Boulevard to the west, Centerpoint redevelopment and the potential Lexington Street to the north, and Paca Street redevelopment of the Arena site; this would to the east. improve the connections to Howard Street, light rail, and the CBD. Identifying Character ▪ Promote growth and expansion to the north University Center is an academic, embracing Lexington Street, similarly to the employment, and research campus, whose Market Center area. mission is to serve, promote and enhance ▪ Improve visual and physical connections to educational research and public service needs. MLK, especially Pratt and Lexington Streets Academic research and institutional structures as important visual gateways. primarily serve students, staff and research ▪ Convert Lombard Street to two-way traffic, at scientists. Both on-campus and off-campus a minimum between MLK and Greene Street, linked services and residential uses respond and potentially to Eutaw or Howard Streets. The University Center remains a Ensure that all university parking structures heavily to a student and staff market. strong, viable anchor and sub- ▪ The campus is a well-defined, clean, and district of the West Side. are available for public use during evenings secure district with recognizable boundaries, and weekends. well-articulated signage, and distinctive architecture. The campus currently maintains its own physical master plan.

Opportunities A strong economy, steady enrollment, rapidly growing research activities, and expansion continue to suggest the need for proximate housing and long-term growth beyond current identifiable campus boundaries; housing does not necessarily need to be on campus but within walking distance.

27 The Central Strategy Business District ▪ Improve Center Plaza as an active and vibrant urban park circumscribed by storefronts, retail (CBD) and Charles and restaurants. A more direct physical and Center “visually open” connection should extend through the plaza west to Lexington Street Identiable area and Lexington Market. Initiate programmed The CBD is generally bounded by Liberty events to activate the plaza. Street on the west, Baltimore Street to ▪ Reposition the retail at Charles Plaza to the south, Saratoga Street to the north, reconnect to Charles Street with a much and to the east; Charles Center is part of the CBD. stronger street and pedestrian level presence. ▪ Promote the redevelopment of Hopkins Plaza, including the Mechanic Theater and the small Identifying Character The Central Business District will remain Mercantile Pavilion for more intensive use largely an employment district infused such as residential and/or office towers. with service-oriented retail. It is an ▪ Redevelop the Arena site for a more intensive attractive, vibrant workplace district use, possibly including residential, office, located within walking distance of research or academic. Reconnect pedestrian numerous amenities and unique sub- The Central Business District circulation along Redwood Street to Hopkins districts. Tall buildings and a variety of Plaza across from the Arena site. architectural styles create the distinctive ▪ Initiate a streetscape revitalization of Baltimore urban character unlike any other adjacent Street as an important east/west connecting sub-district. Charles Center, however, corridor. is largely introverted blocks of office towers and residential high-rises, with some failed retail, and is across from hotels along its southern border. Although presently isolated, Charles Center could easily be reconnected to its neighboring sub-districts with specific infrastructure improvements and through an appropriate land-use and merchandising strategy.

Opportunities The CBD, especially Charles Center, is poorly connected to its adjacent western sub-districts. The greatest opportunities lie largely in the ability to break the physical and visual barriers along Liberty Street and reconnect the City to the West Side via Lexington, Redwood, and Baltimore Streets.

28 A coordinated retail strategy is required to better serve and compliment the anticipated, expanded residential base and the existing office and university markets. The strategy to improve service of the market includes an aggressive program designed to support existing viable merchants while enticing new merchants into the area. Retail will play a supportive but important role in the West Side; however, a crucial element of West Side’s rebirth will be the significant infusion of residential uses, including a full and balanced range of human activity beyond shopping to create a near 24-hour neighborhood. Despite historic significance, and given suburban competition and market dynamics, retail is now neither the dominant use nor is it likely to be ever again. A realistic West Side retail approach should focus on the nurturing of appropriate, existing retail activity, and the encouragement of new complimentary retail to better serve the anticipated expansion in the residential market and the underserved university and office market. Instead of developing a specific retail agenda, the strategy should first target appropriate locations for retail to serve and compliment residential and mixed-use development. As outlined in the previous section describing the core sub- areas, the enhanced, long-term success of retail, the potential of these areas to grow in a planned and organized fashion, and the ability to connect to adjacent sub-districts will be dependent upon creating a strategic critical mass at key locations, intersections, and corridors. This concept is also consistent with previous retail studies. A retail strategy should identify the general character of retail within these locations. Beyond the identification of appropriate retail locations and general character, the strategy should focus on a broader retail vision.

New retail storefronts should respect and emulate the unique historic storefront architecture of the West Side.

29 Part Seven: Retail Strategy Seven: Part Retail Strategy 30 Strategies 1. Retail should continue to address the existing market while 6. Retail along the Lexington Street corridor should be expanding to attract the new influx of downtown residents neighborhood service-oriented intermingled with soft and hard likely to relocate to the West Side. The retail strategy goods. Service retail, including convenience store, drug store, should encourage complimentary tenants, diversity, and market restaurant, deli, coffee shop, specialty foods, drycleaners, responsiveness. Management will coordinate a merchandising small appliance repair, tailor, milliner, shoe repair, lock and strategy similar to those of controlled, suburban retail centers, key services, travel agent, books, cards & gifts, beauty salon, a strategy that defines a desirable retail environment and barber shop, and cosmetics and nail shops, is needed to marketability as a product. The West Side should consider respond to the new residential base required for the West Side’s a coordinated merchandising strategy to enhance long-term rebirth. Soft goods, appropriate to the mix, may include men’s success by bundling tenants and responding to a diverse and ladies ready-to-wear, children’s clothes, shoes, handbags, clientele. Coordinated merchandising recognizes that strategies luggage, and accessories. Where appropriate, hard goods of diversity may suggest the saturation of a single product, such may include computer hardware and software, electronics, as beeper shops, in a particular area, a pattern that may weaken appliances, furniture, and a neighborhood hardware store. broad appeal and drive away desirable and complimentary tenants. For example, inappropriate bundling, such as a wig 7. West Side entertainment retail, if available in the area, must shop next to a liquor store and next to a nail shop, could be located strategically to be compatible with residential uses. weaken connectivity and spontaneous shopping. Two entertainment and cultural zones can be identified. The first zone consists of the block across from the Hippodrome 2. Serving a diverse office, residential, university, and tourist Theatre at the intersection of Eutaw and Baltimore Streets; market, as envisioned, requires that the “mix” of merchants it could potentially extend along Eutaw south to Camden include a strategic intermingling of existing and new “mom Yards and north to Lexington Market. The second zone, at and pop” locally-based retailers and national chains. This mix, the intersection of Mulberry and Howard Streets and along not found in suburban retail centers, is one of the “charms” of Howard Street south to Lexington Street, has been proposed as urban retailing that could be encouraged for the West Side. the location for an Urban Entertainment District. 3. Where new redevelopment is slated along Lexington Street, Within these two zones, restaurants, clubs, cafes, cabarets, art existing small merchants should be encouraged to relocate in galleries, cinemas, community theaters and bookstores should existing older buildings with accommodating footplates along be encouraged and physically planned to “connect” into the the 300- and 400-blocks of Howard Street. Presently, many retail center of the West Side centered at Lexington Street and of these buildings suffer from ground and upper floor vacancy Howard Street. The scale of entertainment operations must be with facades in disrepair. carefully controlled to protect the attractiveness and prosperity of other uses; in particular, residential. Building owners should receive economic incentives to assist in complying with mandated facade restoration and overall 8. No West Side retail strategy can be successful unless it building renovation, as part of the relocation strategy for incorporates the Lexington Market. As an historic anchor and existing and new “mom and pop” merchants. A “tenant draw during both good and bad economic times, the Lexington relocation coordinator” should introduce incentives to facilitate Market must continue to play a key role, focusing on three the restoration of buildings to a marketable and desirable actions vital to West Side prosperity: character. a. The Lexington Market must clarify its image as a “butcher, baker, specialty foods and green grocer market” by 4. It is unrealistic to believe that all ground-level uses throughout (a) eliminating “non-contributory” goods incompatible the West Side area can be devoted to sustainable retail. Given with its “Food Market” mission, and (b) expanding the the suburban competition, the market is simply not that deep. product line offered. Redundant product food merchants A strategy should be created to promote a “concentrated core” should be replaced by a more diverse “mix” of multi- of retail at a size appropriate to the market demand and an cultural merchants who offer specialty foods and groceries additional retail expansion, outward along targeted corridors. representing a variety of cultures such as Italian, Asian, Greek, Indian, German, African, Caribbean, and “Kosher” A well-conceived, phased “merchandising plan” could be foods. developed for the entire area targeting ideal spaces for b. The market is physically worn. Support must be extended to merchants by type, probable space needs, and servicing comprehensive renovation and clean-up program, currently requirements. The retail strategy for the West Side should be underway, that emphasizes the market’s distinctiveness and an integral part of an overall Downtown retail strategy. vitality. The market’s “funkiness” and “visual chaos” is part of its appeal. It is not a suburban shopping mall, a 5. The “center” of this retail core should be, as it has been Harborplace pavilion, or a national chain grocery store; as historically, at the intersection of Lexington Street and Howard such, it should not be redesigned similarly. Standardized, Street. Continuous retail should be focused on Howard Street controlled graphics and unified merchant stalls developed along the two blocks north and south of Lexington Street. within strict guidelines could destroy the market’s vitality Smaller retailers should be targeted to occupy buildings with and forever damage its distinctiveness. To be successful, smaller building footplates. the renovation of the Market, both interior and exterior, should be focused on emphasizing the individuality of the Continuous ground-level retail should be focused along merchants, the diversity of its shoppers, and the uniqueness Lexington Street from Charles Center at Liberty Street to of the socialization experience. Lexington Market at Eutaw Street. Larger retailers, including national chains, should be specifically targeted given that some The existing surface parking lot, south of the East Market, new redevelopment offerings with larger building footplates serves the market’s existing need, yet, from a long range are identified along this corridor, such as, strategically selected point of view seems inappropriate and neither the maximum “category dominant” retailers who are complimentary to nor best use. A redeveloped south lot, including parking existing merchants and who require between 10,000 to 30,000 and additional complimentary retail, could help broaden square feet of space, rather than big box retailers. the Market’s appeal and strengthen its anchor position. c. Surface parking lots, even in the short term, are deterrents to the West Side’s revitalization. Although the south lot is serving the Market’s immediate needs, it is not serving the 31 West Side’s long term objective. Part Eight: Preservation Strategy e cntuto tree a non- at targeted construction new of development the with concert in resources contributing the and structures of landmark significant balance of preservation appropriate an must be revitalization Side West The s n nerl at f h Ws Side redevelopment West strategy. the of part integral an is future, the and the following preservation framework for present opportunities the allow for provide past, the preserve must which organisms, changing dynamic are cities Because would other suggest theareaisfrozenintime. the without approach one redevelopmentTo honor construction. new and for opportunity the in historic structures, while providing manifested place of character unique the the preserving and history of aspects intangible of importance of the recognizes It neighborhood. diverse and vital desirable, a construction creating relationship while new and preservation a achieve to harmonious strives study, this in articulated as vision, Side West The mutually exclusive. be not need interests the the and developer; preservationist the both of interests legitimate the strategy balance must effective An sites. vacant existing and resources contributing

32 The old Mayfair Theatre, together with the Congress Redevelopment and adaptive re-use of the Stewart The West Side revitalization must include the preservation of Company building will serve as a fine example of signicant landmark structures and contributing resources. Hotel, should be considered for adaptive re-use. successful historic preservation. 33 Market Center Historic District and Contributing Buildings Strategies 1. Conform redevelopment to the Memorandum of Agreement (MOA) executed between the City and the Maryland Historical Trust. 2. Preserve all important individual West Side landmark structures and resources eligible for National Register listing, including those identified as “Category A” resources according to the 1986 Market Center National Register Historic District nomination, and those shaded in purple in the MOA. These resources would 10.Establish an aggressive program with financial incentives to include, but are not be limited to, the Stewart’s Department encourage property owners along the 200, 300 and 400 blocks Store, the Kresge building, the Hippodrome Theatre, the of North Howard Street to, at a minimum, restore facades and Congress Hotel and 10-12 North Howard; additional field accommodate ground-level merchants. In particular, target those surveys and reviews of existing historic surveys, plans, and owners potentially displaced by the proposed redevelopment National Register nomination may be necessary. along Lexington Street since their buildings have smaller building footplates and could appropriately accommodate many 3. Preserve, where possible and economically feasible, resources of the smaller displaced merchants. The city-owned buildings with undiminished integrity that contribute to the significance of should be restored for displaced merchants, modeling the the district but that do not appear to be individually eligible for process for private owners to follow. National Register listing. These are identified as “Category B” resources in the 1986 Market Center National Register Historic 11.Extend a similar façade restoration program along the 200 and District nomination and are shaded yellow in the MOA. 300 blocks of Park Avenue and the 200 and 300 blocks of West Saratoga Street. Provide economic incentives to property Of these resources, special effort should be made to preserve owners who rehabilitate buildings for upper floor residential those located at the corners of blocks adjacent to dominant use. intersections. Examples of these resources worthy of preservation include the Julius Gutman Building (at the 12.Remove properties from the urban renewal plan property intersection of Park and Lexington Streets), the Barenburg acquisition list, once rehabilitated to acceptable standards; the Building (at the intersection of Park and Fayette Streets), the threat of condemnation would have a chilling effect on the American National Building (at the corner of Liberty and acquisition of and rehabilitation investment in properties. Lexington Streets), and the Hamburg and Son Building (at the corner of Baltimore and Howard). 13.Recognize that not all “Category B” buildings can or should be preserved. The building’s size, shape and physical condition 4. Preserve whole contributing buildings when possible (not just determines whether it can be economically renovated. For facades), and in particular, intact historic street walls, significant example, the buildings located on the east side of the 300 contiguous groups, major architectural/historical landmarks, block of Howard are very narrow and very deep. The unusual (all of the cast irons) contributing historic corner buildings, and footprint of these buildings may make their reuse difficult and vernacular structures predating 1850. (reference MOA) economically prohibitive. 5. Direct, where possible, new construction toward sites now 14.Establish a Design Review Process, critical to the West Side’s occupied by surface parking lots, vacant land, and non-historic success, sustainability, and quality assurance. All proposed buildings. projects, both new development and preservation, should be presented to the West Side Design Review Group for approval. 6. Reduce off street parking requirements for projects in close At least one member of this group should be a leading proximity to public transit. Such a strategy, coupled with a Preservationist. (see also Urban Design Guidelines) transit strategy, would induce increased transit ridership. It is essential that the West Side balance economic development and 7. Target new parking structures to blocks with the fewest revitalization strategies with historic preservation. This balance historic structures and where existing historic buildings can will be achieved by a design review process which includes the be incorporated into new development. For example, the Design Guidelines, the provisions of the MOA, and a Design Liberty/Clay Street garage is proposed for a block where Review Group comprised of both respected design professionals there are alternatives to incorporate historic buildings into the and preservationists. new development and where few historic buildings would be compromised. 8. Utilize incentives, such as rehabilitation tax credits and Smart Codes, to encourage owners to restore their buildings to their former historic appearance. 9. Record, graphically and/or photographically, and salvage significant building fabric in the event that contributing historic buildings must be demolished. This building fabric, artifacts, and elements should be made available to local museums or for interpretive parks/plazas.

34 Maryland State Smart Growth policy encourages redevelopment in areas of plentiful infrastructure, such as roads, public transit alternatives, utilities, services; as well, it encourages improvements to existing public infrastructure and transit over new construction. Currently, the West Side is directly served by light rail, subway, bus, and automobile, whereas MARC service is only a few short blocks south to Camden Yards and north to Penn Station. Given the scale and network of its streets and proximity to adjacent destinations, the area is easily traversed by foot and bicycle. Automobile access to the West Side is adequately afforded via Martin Luther King Jr. Boulevard, Pratt and Lombard Streets, Russell Street, I-395, and a network of local streets. Therefore, the redevelopment of underutilized urban areas like the West Side significantly contributes to the success of the State of Maryland’s Smart Growth objectives. An integral long-term component of the West Side redevelopment strategy, given its projected growth, should include a transportation strategy seeking increased transit ridership, enhanced public perception of transit, encouraged walking, bicycling, and street-level activity, and improved and expanded public transit service. Where public sector investment embraces Smart Growth policy, including the leveraging of private sector investment, the viability of urban revitalization and reinvestment will be greatly enhanced. The city may be well-served to create an “advisory transportation committee” to investigate and implement these as well as other recommendations. The following broad recommendations serve as an appropriate public sector infrastructure and transportation investment platform:

The Fare-Free Zone Create a downtown core “fare-free zone” to link key downtown destinations and attractions while reducing reliance upon the automobile for short, inner-city trips. Portland and have successfully used a similar system to increase transit ridership, while also enhancing the public perception of transit; Portland’s fare-free zone includes over 300 city blocks. As transit riders use buses, light rail, and subway within the downtown core at no charge, they may also begin using transit for other trips beyond the fare-free zone, potentially increasing ridership and revenue.

A Fare-Free Loop Institute a “fare-free loop” to facilitate connections such as between the Inner Harbor and Mount Vernon or University Center and Market Center with multiple stops in-between. A fare-free loop would be the most direct and non-circuitous route between two locations, and where practical, should follow and/or compliment historic walking tours and destinations deemed appropriate by the Heritage Commission. Salt Lake City and Denver’s 16th Street Mall would serve as appropriate models, though a bus-only zone is not recommended. Depending upon the ultimate transportation strategy, a fare-free zone may suffice without the need for a fare-free loop.

Improved signage, like Chicago’s, will strengthen 35 public transit as a viable transportation alternative. Part Nine: A Public Infrastructure Nine: Part Strategy Transportation and Vehicular Transport 36 A Coherent Transit System Establish clear, functional transit routes. In Boston, Portland, and Philadelphia, the transit system has reduced the need for downtown parking. In Baltimore, MTA bus routes are often circuitous, infrequent, and confusing to potential riders; they often discourage potential new users and visitors from even attempting to use public transportation. Baltimore needs transit information including signage at stops and along routes, a comprehensive route map, and transit brochures. Many bus routes follow historic streetcar routes that have, in part, become obsolete; others are redundant and could be consolidated.The following initiatives recommend solutions: ▪ Create a comprehensive map of bus routes clearly identifying routes and their relationship in scale to key destinations, other routes and transfer locations. Make maps available in brochure/pamphlet form and as posters at key locations and at transit stops. Vary zones and/or quadrants in color, numbering system, and shape of the sign/symbols for visual clarity and quick reference. ▪ Mark bus routes, bus stops and the individual buses with improved, recognizable graphics and signage. Locate a single, comprehensive system-wide map of routes and key destinations at each stop or at least at the most frequently used stops. Include additional signage at stops to: 1) clearly identify the location and general/local route destinations within the vicinity of the stop, and provide directions to local transfer points, key destinations, and attractions near the stop; 2) list key complimentary, overlapping routes, neighborhoods, and destinations within the immediate local system and broader vicinity; and 3) provide fare schedules. Chicago’s State Street and the City of Portland both serve as appropriate models. ▪ Celebrate key stops such as the Antique Row, Cultural Identiable and multi-modal transit corridors, like Portland’s, will District, University Center, and Historic Lexington Market enable a more coherent and ‘user friendly’ transit system. with distinctive graphics, signage and names. ▪ Improve transit shelters, especially at key stops, transit corridors and/or transit centers. Licensed street-side vendors should be considered to add life and diversity at key transit stops and at key intersections. ▪ Simplify bus routes to coincide with direct routes and desirable destinations; an alignment along historic streetcar routes is no longer viable. ▪ Consolidate redundant and/or parallel routes to a single street simplifying passenger understanding and eliminating confusion of the route system. Frequency of some stops and routes may need to be increased. ▪ Install bicycle racks on buses and light rail, bicycle lockers, and/or storage within certain garages (for security reasons).

New east-west light rail should coincide with one-way pairs along 37 Baltimore and Fayette, similar to Portland Oregon’s light rail. Transfer Stops and Corridors with subterranean parking similar to Portland’s Pioneer Square or Boston’s Post Office Square. While light rail is immediately Initiate a series of transfer points and/or transfer corridors, as a available on the west side of the block, the subway stop along means of consolidating and simplifying bus transfer locations and Baltimore Street at the Mechanic Theater could be extended stops. underground to the east end of the park, as well as to the underground parking where vertical circulation would provide Transit centers would provide an inter-modal transfer point where access to the street above. Underground parking, light rail, buses, light rail, and subway would come together in a clearly subway, and buses would all come together at this single location identified and central location. For the West Side, such a transfer central to the West Side and within walking distance of several point should be considered for the western side of the block destinations/sub-districts including the University Center, Camden bounded by Saratoga, Eutaw, Mulberry and Howard Streets. Yards, the CBD, and Inner Harbor. And, if a new Arena were built elsewhere, or if the Arena were rebuilt on the same block while Transit corridors (transit mall) would provide a linear transfer accommodating a small park or plaza and underground parking, system where congestion would be less severe than a point the southern half of the block would be available for a new mixed- source transfer center, while overlapping a network of transit lines use development. Even if a new arena were rebuilt on the same including bus, light rail, and subway. A transit corridor should block, underground parking and a small park or plaza on the not displace, but rather comfortably coexist with, pedestrians, on northern portion of the block could still be accommodated. street parking, and through lanes for moving cars.

East-West Transit Introduce new transit service along Fayette and Baltimore Streets for improved linkages to east and west. Consider light rail, bus, trolley or similar modes that provide direct east-west connections through downtown, a portion of which could function as an urban transit corridor (described above). New transit or light rail service, along Baltimore/Fayette streets, would induce economic development activity in the CBD and area north of the Inner Harbor while the same along Pratt/Lombard would only increase reliance on the Inner Harbor for economic growth. Many cities are beginning to utilize public sector investment, especially in the spirit of Smart Growth, as a means of inducing Proposed Transit Node urban revitalization. New transit technology, improved beyond that of the current Howard Street, would provide a link eastward to the Municipal Center, Historic Jonestown, Historic East Baltimore, , Bayview, and potentially, to Middle River and beyond. Connections to the west could include University Center, Poppleton, Hollins Market, Franklin Square, the west Baltimore MARC Station, and potentially, to Saint Agnes Hospital, Catonsville and beyond. The central city portion of a new, east-west transit service along Fayette and Baltimore Streets could serve as a corridor between Greene and Charles Street with transfer points at Howard Street (light rail), at Cathedral/Charles Street (subway), and at several transfer locations (bus service). New, east-west transit service through the city, especially light rail, should coincide with one- way pairs. Rail and automobile traffic would travel unencumbered westbound along Fayette Street, and eastbound along Baltimore Street, significantly minimizing automobile, transit, and pedestrian conflicts. Two one-way rail lines would not conflict with a two- way street, as is currently the case for Howard Street; rather, east and west routes would be separated as one-way pairs; model cities include Cleveland, Dallas and Portland. Consistent with State Smart Growth policy, investment should coincide with neighborhood revitalization and/or Transit-Oriented Development (TOD) where a new, east-west transit service passes through edge and suburban fringe neighborhoods. Transit lines should pass through, rather than by-pass, neighborhood centers and commercial cores. Similar long-term planning and revitalization strategies along planned transit corridors have proven invaluable to both neighborhood revitalization and controlled growth in cities such as Portland, Dallas, and Cleveland.

Intermodal Transit Node Implement a long-term strategy for an intermodal transit node as part of a redevelopment strategy format at the Arena site to provide multiple transit alternatives (bus, light rail, and subway) with an overlapping transit corridor (described above). The northern An inter-modal transit node, underground parking, and a plaza at the northern portion of the current arena site could emulate portion of the Arena block could be redeveloped as an urban park Portland’s Pioneer Square. Boston, San Francisco, Portland, Charleston and Savannah enjoy vibrant, people-ori- ented public realms - streets, sidewalks, plazas, squares and parks. While the streets and sidewalks within a city serve as active and directional open space routes, the parks, greens, squares and plazas serve as static respites for recreation and human interac- tion. The public open space realm is an important quality-of-life element promoting pedestrian movement and livability; it is critical to attracting new development that will, in turn, attract people. The West Side has few significant parks, open spaces or great streets serving as desir- able, public places. The redevelopment strategy should consider ways to enhance existing public places and to develop new places for social interaction. Key con- necting corridors linking retail “hubs” should be revitalized to support redevelopment efforts.

Center Plaza Revitalize Center Plaza as an active retail and restaurant core anchoring the CBD and Charles Center while connecting east to Lexington Street and to Lexington Market. Sidewalk cafes, outdoor dining, planned events, and light entertainment should compliment redeveloped boutique retail storefronts at the base/street-level of BGE, One Charles Center and Oakwood Towers. Boston’s Post Office Square, a well- used urban park with street-side retail and restaurants above an underground parking structure, serves as an appropriate model. Induced pedestrian activity, created by extending pedestrian circulation patterns and movement through the plaza to Liberty Street, is vitally important to breaking the current barrier between the CBD and Lexington Market. Without direct visual connections, the plaza will continue to be perceived as a “dead-end” space with weak connections to both Lexington Street and Lexington Market.

Charles Plaza Redevelop Charles Plaza to provide a much-needed, stronger connection to the Historic Charles Street retail corridor. Currently, the plaza is a ‘dead-end’ space and an introverted circulation route to privatized housing offering little connection to the public realm of Charles Street. The current retail cannot survive without spontaneous public and pedestrian circulation. If new construction is to be considered, it should not turn its back to Charles Street; rather, it should front the street and activate the sidewalk. Connections through the plaza to Center Plaza should be considered only if Center Plaza were redeveloped as described above and only if the grade differential between the plazas could be reconstructed in a more urbane and pedestrian-friendly fashion.

Howard and Centre Park Redevelop the existing open space at Howard and Centre Streets (west of Howard) as a greener, softer urban square to compliment redevelopment of the Maryland Historical Society block and the Congress Hotel. Open space enhancement could reinvigorate the existing light rail stop. Many of the small, historic urban parks and plazas of Charleston and Savannah serve as appropriate precedents. A similar urban park could be integral to Centre Street providing an important connection between Mount Vernon and Seton Hill and an improved image of the light rail stop, in addition to serving multiple new developments at this key intersection.

39 Part Ten: A Public Sector Open Space, Ten: Part Street Scape, and Enhancement Strategy Open Space Network 40 Three new open space areas are proposed:

Howard and Franklin Park Create a new urban green on the south end of the Aegon block, bounded by Howard, Franklin and Park; it is currently a parking lot. New residential, mixed-use development should front the green and compliment redevelopment planned at the Howard/ Franklin intersection. The Mayfair, Congress, YWCA, and the new development itself would all benefit from this new park. A public green would strengthen connections east to Mount Vernon, south along Howard Street to Lexington Street and to the West Side, and west to Seton Hill.

Proposed Howard and Franklin Park

The Post Ofce Park Consider complete or partial demolition of the West Market building and construction of new mixed-use development as a long term West Market site redevelopment strategy. This would allow for a linear green extension of the post office square along West Lexington Street. The linear green would then serve to enhance the Lexington Market’s western entrance as an important entry point, establish a connection to the neighborhoods west of MLK, and create a place for outdoor dining. Similar to the Franklin Street green mentioned above, this new urban green would compliment and support new residential development planned for the west side of the Market in the vicinity of Pearl, Greene, Paca, and Lexington Streets, while improving connections to the new mixed-income communities - Heritage Crossing and The Terraces. The West Market should be offered as a redevelopment site and the Market consolidated into the East Market. Proposed Post Ofce Park. An improved entrance and new open space west of Lexington Market will improve connections west to Martin Luther King Jr. Boulevard and beyond.

The Arena Site Redevelop the Arena site as part of a long-term strategy, creating a significant urban park at the northern portion of the block. New retail, entertainment, and mixed-use development would support an urban park similar to Bryant Park in , Post Office Square in Boston, or Pioneer Square in Portland. The Omni Hotel, the City Crescent Building, the proposed Centerpoint development, and the buildings at Hopkins Place all would have views of this new urban open space. The park would provide pedestrian and possibly vehicular connections between the CBD and University Center via the extension of Redwood Street. If the northern portion of the redeveloped site were to include a new urban park, the remainder of the site could be developed as a mixed-use project with ground-level retail and entertainment as well as underground parking. The Baltimore Street subway station could be extended below grade to provide connections to underground parking, to the park, and to retail venues above. Proposed Arena Site. A new urban park or plaza on the Given current light rail service to this block, the new urban park northern portion of the current arena site will improve east-west would be afforded multiple transit opportunities in a location connections via Baltimore and Redwood Streets. where public transit could effectively help reduce the parking demand. Together with other redevelopment opportunities, this block and park would become an important link between the University, the Hippodrome, Centerpoint, and Hopkins Plaza redevelopment. Streetscape enhancement and revitalization should: Additional long-term streetscape improvements should be 1. Time South Market area streetscape improvements to coincide considered for all other local streets in South Market. with private and public sector investment, including the Hippodrome and Centre Point developments. Baltimore Street 4. Improve Martin Luther King Jr. Boulevard as an elegant streetscape improvements should, at minimum in the short- gateway and urban boulevard, including street trees, light term, occur between Paca and Howard Streets. Long-term poles, sidewalks, and plantings along both the boulevard’s Baltimore Street improvements should consider streetscape edge and within the median. Safer pedestrian crossings and revitalization east to Charles Street and west to Martin Luther signage graphics that celebrate and inform both motorists King, Jr. Boulevard. and pedestrians should be incorporated into key gateway intersections along MLK; they include Pratt, Baltimore, Howard Street streetscape improvements should, at minimum Lexington, and Centre Streets. in the short-term, occur between Fayette and Baltimore Streets. Long-term improvements to Howard Street should consider 5. Reduce needlessly wide sidewalks in some areas of Howard streetscape revitalization north to Lexington Street and south Street to accommodate additional on-street parking and/or to Camden Yards and the Convention Center. additional lanes of traffic. Though Howard Street is a key north-south corridor effectively linking most of the study area’s Eutaw Street streetscape improvements should, at minimum in sub-districts, currently, it is an unwelcoming thoroughfare to the short-term, occur between Fayette and Baltimore Streets. both cars and pedestrians. Carefully consider creating safer, Long-term improvements to Eutaw Street should consider bi-directional automobile circulation for its entirety, especially streetscape revitalization north to Lexington Street and south north of Lombard Street. The lack of (a) consistent on-street to Camden Yards. parking and (b) continuous north-south automobile lanes has diminished the ability to attract desirable tenants in adjacent Additional long-term streetscape improvements should be buildings. considered for all other local streets in South Market. Howard Street could become a pedestrian-oriented thoroughfare 2. Time Streetscape improvements in the Market Center area to between Antique Row and Camden Yards; retail, entertainment, coincide with private and public sector investment, including restaurants, jazz clubs, and street vendors could become the Hecht Company Building and the Stewart’s Department attracted to Howard Street, increasing safety and street-level Store. Lexington Street streetscape improvements should, at activity. minimum in the short-term, occur between Eutaw and Liberty Streets. Long-term improvements to Lexington Street should These public sector improvements form the foundation for a also consider streetscape revitalization west to Martin Luther West Side open space, streetscape, and public realm enhancement King, Jr. Boulevard. strategy intended to support, motivate, and compliment private sector investment, and in turn, support the realization of its long- Howard Street streetscape improvements should, at minimum term vision. in the short-term, occur between Saratoga and Fayette Streets in the short-term. Long-term improvements to Howard Street should consider streetscape revitalization north to Franklin Street. Eutaw Street streetscape improvements should, at minimum in the short-term, occur between Saratoga and Fayette Streets. Long-term improvements to Eutaw Street should consider streetscape revitalization north to Franklin Street. Additional long-term streetscape improvements should be considered for all other local streets in Market Center. 3. Time Streetscape improvements in the North Market area to coincide with private and public sector investment, including the Mayfair and the Congress. Howard Street streetscape improvements should, at minimum in the short-term, occur between Centre and Franklin Streets. Long-term improvements to Howard Street should consider streetscape revitalization north to 901 North Howard and the Meyerhoff. Franklin Street streetscape improvements should, at minimum in the short-term, occur between Eutaw and Park Streets. Long-term improvements to Franklin Street should consider streetscape revitalization west beyond Martin Luther King Jr. Boulevard and east to Charles Street. Centre Street streetscape improvements should, at minimum in the short-term, occur between Eutaw and Park Streets including the small urban park. Long-term improvements to Centre Street should consider streetscape revitalization west beyond Martin Luther King Jr. Boulevard and east to Charles Street. 42 43

Part Eleven: Urban Desgin Guidelines otxul nevnin f e cntuto. t s h proe f n ra design urban an of purpose the is strategy to: It construction. new of intervention sensitive contextual the and buildings historic of preservation the balance to and revitalization Side’sWest the in sector private the and Corporation Development Baltimore assist to developed been have guidelines design subsequent and strategy design urban The In developing anurbandesignstrategy forthe West Side,weaspireto: Urban DesignObjectives Background Review Group. peculiar site constraints or architectural/site design merit as determined by the Design requirements, programmatic unusual of basis be the to on granted Variancesbe may objectives.guidelines will these Initiative Revitalization proposals Side their West to the that prior with assurance compliance BDC in greater with receive consult will and plans, guidelines, their these submitting follow closely and review will who agencies City Applicants action. of courses appropriate on developers and and owners property advise Corporation Development to and decisions own Baltimore their make help to both guidelines, these reference consistently that intended is It 2. 1. 2. 1. ▪ ▪ ▪ n cnrbtn rsucs n nw rhtcua itreto. hs requires This intervention. architectural conditions two expected addresses specifically that code architectural newan adopting and resources significant contributing historically of and preservation the between compatibility visual Ensure held toahigherstandardofdesign. the than glass of Given floors. upper the are streets public these important percentage is it tradition, Side West larger a and openings larger with model thatnew storefront ensuring retail and (c) ground-level, traditional, more walls; a to street prescribed is intervention ofcontinuous architectural “gaps” the in fill to lots, Westthe Side within by (a) regulating activityground-level leveluses; (b) focusing newstreet developments at intense surface of tradition the enhance and Protect diverse very among compatibility visual buildings.a for basis the formed code This top. articulated an and middle, a storefronts), tri-part (usually base vertical defined a a of into organization façade street main each organized that code architectural Romanesque employed banks Side implicit Westdiversity,an wasthis there Despite the Revival RevivalClassical styles. and of Many Deco. Romanesque Revival,Art and Renaissance Revival, Italian Italianate, as such styles, of versions Federal and Italianate, while the commercial and retail structures include exuberant distinctive, architectural styles. Many of the row homes are simple, yet fashionably Compatibility Visual adjoining of that infusedthe collection West Sidestreetswithintenseenergy andvitality. the by formed walls”, distinctivebuildings, activethe with along ground-level “street diversitya had uses, retail The and articulation, style. façade elevations, architectural floor widths, heights, different of buildings of building by accretion. Each urban block was composed of a series of individual by Building Accretion space network ofstreetsandsidewalks served asthe West Side’s mostvitalorgan. open the Therefore, parks. formal nor spaces green neither were there residential, not and commerce accommodate to devoted to primarily was wider area the are originally Since sidewalks shoppers. while buildings high, “loft-like” stories taller seven by to defined four are ranging walls” “street Side, West the of area predominantly other than wider much residential neighborhoods such as Mount Vernonare or Federal Hill. Side WithinWest the retail the in streets the of Many with storefrontsandhighfloortoceilingheightsrelative totheupperfloors. retail ground-level had building WestSide typical A streets. the energizing uses entertainment and cultural linked with retail ground-level continuous of and tradition active a represented district shopping The Streets. Lexington of and intersection Howard the at located was epicenter whose district shopping retail active Street Life and Street Scale applied tothereview of West Sidedevelopment andbuilding permitapplications. be to criteria consistent outlining document referral Baltimore of City a as Serve the historicqualitiesanduniqueurbancharacteristicsof West Side;and Recommend general design guidelines for new construction that will help preserve Te ait o Ws Sd bidn tps ils very yields types building Side West of variety The : : From an urban perspective,urban an the From West: tradition a had Side : Historically, the 24-block West Side was Baltimore’s of new intervention; first, infill construction between existing Infill Construction: new construction on an urban lot between or buildings, and second, construction of large scale, “super ▪ adjacent to existing buildings and representing less than 50% of block” development on sites equal to or larger than 50% block an entire urban block length. coverage. Large Development: new construction over 50% of the urban ▪ block and/or more than 50% of the block length along the main Design Guidelines street(s). Permitted Uses To be effective, urban design guidelines must recognize the difference between the impact of infill construction versus large- Active Ground-level Uses: It should be the objective of the scale development while respecting the existing “architectural code.” West Side Revitalization Initiative to require active, ground-level Existing buildings, historically significant and contributing resources, uses fronting the West Side main streets to activate the sidewalks. date from several periods in the City’s commercial growth. Each The preferable use would be retail, in particular, in the 200- period can be described by the way in which it dealt with three to 500-blocks of North Howard Street, the 100- to 300-blocks attributes: of West Lexington Street, and the 300- to 500-blocks of Eutaw Streets. In corridors where extensive ground-level retail may 1. Vertical articulation: the demarcations of base (storefront), middle, not be supported by the market, other active ground-level uses and top (cornice or parapet); should be mandated; these uses could include entertainment, cultural, residential, office and academic. Structured parking and 2. Horizontal articulation: the treatment of entries and corners, and non-habitable space should not occupy prominent, ground-level the introduction of bays, or lack thereof; and space. 3. Architectural detail. Active Upper Floor Uses: To reinforce active ground-level use and to increase eyes on the street, upper floors fronting main Each period can be identified by the common characteristics and streets should be active as well. Given the vision for the West distinctive way these attributes resulted in an implicit architectural Side, residential uses would be the preferable choice, but retail, code. The same commonalities should be shared by new structures commercial, and similar uses should be considered. All structured to form the basis of the urban design guidelines. Within this above ground-level parking garages should be restricted, where urban design framework, structures remain free to explore their practical, from fronting onto the West Side main streets. own distinctive characteristics, while respecting significant historical attributes. Structured Parking Restrictions: All mixed-use project parking structures should be designed for either limited or fully-shielded New construction should be compatible with existing historic visibility from the main streets. As well, they should be located structures to which they are visually related, in terms of a) street wall, internal to redevelopment blocks, where possible. Buildings in b) height, c) tri-part organization of main facades (base, middle, top), which structured parking is the sole use should be discouraged. d) horizontal rhythm of the structures on the street (organizational Vehicular access to and from garages should be from side not main pattern of windows, bays, and the relationship of solids to voids), streets, where possible. Patron access to and from the garages and e) relationship of roof shapes and roof line silhouette. Further should be from the more pedestrian-oriented, main streets. descriptions follow: Entertainment Use: Creating a vibrant, near 24-hour West Street wall Side neighborhood requires a “co-mingling” of varied uses such ▪ Maintaining “street walls” along sidewalk property lines is as cultural and entertainment. However, caution should be important, particularly for infill construction, so that the plane of exercised to ensure compatibility of uses with the major focus the street wall is not interrupted. and driving force behind the West Side revitalization, residential ▪ For large developments, maintain a street wall to the mean average use. Entertainment-oriented retail uses are most appropriately height of all existing buildings along the street. Beyond this concentrated along Eutaw Street, particularly in proximity to the established base, setbacks should occur to reduce the scale and proposed Hippodrome Performing Arts Center. The entertainment height of the street wall. corridor would connect Lexington Street and the metro station with ▪ Elements projecting from the street wall should be discouraged, Camden Yards. Another potential entertainment/cultural zone, with the exception of storefront awnings, entry canopies, balconies, presently under study, could be along the 300- and 400-blocks projected cornices, or scaled bay windows. of Howard Street; it is envisioned as the Urban Entertainment District. If this proposal is proven feasible, great care must be taken to ensure compatibility with the existing and proposed residential. Residential Uses: Residential use is the catalyst for the West Side revitalization; new residential uses and the influx of new residents will guide and sustain redevelopment over time. As such, residential use should be encouraged throughout the West Side. Though Howard, Lexington and Eutaw Streets should become predominantly retail and entertainment, other streets within the West Side lend themselves to being identified as predominantly residential. Office, Institutional and Academic Uses: Where possible, the University and Medical System should be encouraged to expand eastward into the core of the West Side, in particular along Baltimore Street. Baltimore Street has potential as a “commerce and academic corridor” linking the University Campus with the CBD.

New Construction

In establishing urban design guidelines for new construction, two Building accretion. The West Side’s distinctiveness and, types are identified: arguably, its liveliness was manifest in its widely varying building styles and building typology. Height The height of the first story of any new structure can not be ▪ less than the exterior visual expression of the height of any single story above the first floor and not less than 14 feet. New structures should not exceed the mean average height of ▪ all other existing buildings on the block. In cases necessary Not Recommended for new structures to exceed the mean average height, the setback from the street façade should be at the mean average height of all existing buildings in order to create an appropriate base mass street scale. Slender point towers more than 10 stories high, and without ▪ articulated setbacks of the building mass along main street facades, should be discouraged; articulated setbacks help reduce scale and street impact. (see figures) Vertical Façade Organization All buildings should have a clearly articulated base ▪ (storefront). Buildings greater than four stories in height should have a ▪ clearly articulated base (storefront and second transitional floor); middle; and top with a highly accentuated capor projected cornice. The exterior visual expression of the top story of buildings taller than four stories should be distinctive Recommended from the stories below the top story. On all buildings, the first story should be separated from the ▪ upper floors by an architectural feature, such as a string course (i.e. a projecting horizontal band). These architectural features may be placed at the top of the second floor when the first and second stories have the visual appearance of a separate exterior base expression. Along designated retail and entertainment corridors, such as ▪ Howard, Lexington, Eutaw Streets, the first story should be designated as a storefront of which transparent glazing should not be less than 60%. Horizontal Façade Organization New buildings, greater than 60 feet wide fronting onto a ▪ main street, should be designed and articulated to reduce the apparent width and mass by accentuating the vertical expressions. Buildings greater than 60 feet wide should set up an implicit ▪ or explicit system of bays. Implicit systems use window Not Recommended groupings in the base, intervening floors, and sometimes the cornice area to denote bays. Implicit systems require bases that are applied to and/or use a material different from the primary building surface and/or use a floor transition between these and intervening floors. Explicit systems pull columns or pilasters in front of the intervening floors and, when a cornice is used, the upper floors. Bays should be between 18 and 24 feet wide to establish a ▪ clear discernible verticality to reduce the horizontal width. The West Side has a tradition of masonry facades with punched ▪ vertical window openings which needs to be continued with all new construction. Horizontal band windows should be discouraged. Curtain wall glazing should be restricted to no less than 40% ▪ of a building’s exterior surface.

Recommended

45 Roof Lines & Roof Shapes Flat roofs are, historically, more typical and appropriate ▪ within the West Side and should be encouraged for all new construction. The emphasis of West Side buildings has been on the main ▪ street façade and not the roof configuration. New construction with elaborate roof shapes is self-important and should be discouraged. Projected cornices and accentuated caps should be encouraged ▪ to visually ground the new buildings and reflect back to the façade.

Large Scale Development Given the West Side’s tradition of building by accretion, the intervention of large scale development at one time could be detrimental to the West Side’s urban character; the accretion tradition was defined by urban blocks being formed by adjoining structures constructed at different times, styles, heights and sizes. Large-scale development, however, should not be discouraged; rather it requires more design scrutiny. Guidelines must be in place to ensure an intimacy of urban scale and detail for large scale projects that encompass more than 50% of the block area and/or 50% of the main street façade, so that it becomes a new supporting character in the street experience instead of the lead actor. These guidelines are: A continuous uninterrupted roofline on a building should not ▪ exceed 50% of the entire block elevation. Breaks in the roofline should be encouraged to reduce scale and impact of the project. A continuous pattern of windows with the same rigid solid to ▪ void relationship should be discouraged. A variety of window sizes, shapes and spacing should be encouraged to “visually segment” the horizontal length of the building creating a street wall rhythm more consistent with the area’s tradition. On large-scale projects, the impulse to create “multiple ▪ signature” architectural elements should be discouraged. The above guidelines are not intended to restrict creativity but to respect and preserve an urban tradition, a tradition that is rooted in the supremacy of the street and street level activity and the importance of visual compatibility and urban contextualism.

Rooine allowances: Not Recommended Rooine allowances: Recommended 46 47 Market. North Market, andSouth plan: Market Center, identified inthestrategic the threesub-areas Side andcorrespondsto the coreof West phasing is focused within reinvestment. The sector development with responsibleprivate improvements, inconcert and infrastructure directed atstreetscape public sectorresources orchestrate limited strategy isintendedto development sites. The key buildings andfuture as strategically targeted the West Side,aswell underway orplannedfor projects presently carefully considers The phasingstrategy

Part Twelve: Phase I Strategy Phasing andImplementation L1. K. J. I. H. G. F. E. D. C. B. A. Private Sector Public Sector University ofMD Private Sector Phase ITotal keythe blocksalongBaltimore,Lexington, Eutaw,for andLombardStreets. improvements infrastructure and streetscape to committing by efforts sector Public sector reinvestment in Phase I would be orchestrated to strengthen these private redevelopment ofthefour blocksalongLexington Streetareinthe planningstages. are presently underway. The renovation of the Lexington Market east building and the renovation, and Theatre Hecht department stores, Hippodrome respectively, into the office and residential use; include these projects would mixedCenterpoint development,use adaptivethe and conversionreuse I Stewartthe of Phase for projects Catalyst implementation. I Phase for area this targeting with in consideration key campus a is University District Business the Central the reconnect to Street Baltimore and Street Lexington of Although for is potential The location decline. disinvestmentand of physicalyears Side. from sub-area resulting scars the psychological Westalso this is the it Side, interest; intense of Westmost the the heart experiencing Lexington presently throughout the of planned is south is Street Market, reinvestment Baltimore development Lexington of the north to and adjacent Street, area the Center, Market Target: 2000-2003 Phase IMarketCenter-Implementation ▪ ▪ ▪ ▪ UMMS Hospital: $185million Holiday Inn:$8million 36,000 SF Academic Johns HopkinsUniversity: $7 million 151 ResidentialUnits Redwood Towers: $16.7million 40 ResidentialUnits Abell Building:$4.6million 400 SpaceGarage 354 ResidentialUnits 50,000 SFRetail Centerpoint: $56million 900 SpaceGarage 16,000 SFRetail Clay StreetGarage$15million 800 SpaceGarage 300 ResidentialUnits 200,000 SFOffice 250,000 SFRetail $95 million Lexington StreetDevelopment: 150,000 SFOffice 30,000 SFRetail The Stewart’s Building:$16million 173 ResidentialUnits The HechtCo.Building:$12.3million 800,000 SFOffice 400 BlockBaltimoreStreet:$12million $3.15 million Lexington Market Renovation: 2500 Parking Spaces 1120 ResidentialUnits 1.15 millionSFOffice 350,000 SFRetail : $60million : $287million : $409million

5. 4. 3. 2. 1. Public Sector O. N. M. L2. Baltimore StreetStation Lexington StreetStation Enhanced LightRailStops:$1.5million Center Plaza Open SpaceImprovements: $5million Streetscape: $18million Eubie Blake JazzMuseum$3million $1.7 millionnetnew City/Staterevenues 402 netnew fulltimejobs 2200 seatPerforming Arts Center ($23.5 Private, $32.5Public) The Hippodrome Theatre: $56million Streetscape University ofMaryland,Baltimore- $ 43million School ofLaw &Social Work: University ofMaryland,Baltimore- Dental School:$114million University ofMaryland,Baltimore- One CharlesCenter:$18million Health ScienceFacility II:$67million University ofMaryland,Baltimore- Phase I: Market Center Sub-Area

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Part Twelve: Phase II enn r ewe te tt gvrmn cmlx n Lxntn akt Yet Market. Lexington and complex government State the between or VernonMount and Hill Seton between linkage sustainable and strong no is there Presently, Implementation Target:2002-2005 Phase II:NorthMarket- 8. 7. 6. Public Sector U. T. S. R. Q. P. Private Sector Public Sector Private Sector Phase IITotal the Market CenterareaofPhaseI. connections between Mount Vernonpedestrian and Seton reinforcing Hill and from the North Market thus area to reinvestment, for targeted be would Streets Howard and be orchestrated to will reinforce the improvements, private infrastructure sector initiatives. and Critical streetscape blocks on Centre, as Eutaw reinvestment, sector Public and Park of corner the at those include Franklin, andCentrePark. redevelopment for targeted lots parking Surface Street. Howard of 400-block and 300- the along buildings the and building, phase this for planned projects include sector the privateadaptive reuse Catalyst of the Congress Hotel, Street. Mayfair Centre Theatre, Planned of Parenthood south and II privateand public focuses II Phase reinvestmentsector Lexingtonof north area the in Phase for identified been has area Market implementation. surrounding North and the Side West the therefore, of sub-districts; prosperity the to integral are connections these ▪ ▪ ▪ ▪ Centre StreetStation Mulberry StreetStation Enhanced LightRailStops:$1.5million New Park atHoward &Franklin: Howard &CentrePark Renovation: Open Space:$2million Streetscape: $18million 100 Parking Spaces 85 ResidentialUnits 10,000 Retail 400 BlockofHoward: $13.5million Planned Parenthood: $7.5 million Enoch PrattLibraryExpansion:$15million 400 SpaceGarage 20,000 SF Art Restoration 10,000 SFExhibit Walters Expansion:$8.5million 500 SpaceGarage 200,000 SFOffice 30,000 SFRetail Howard, Franklin,Park, CentreBlock:$33.6million 122 ResidentialUnits Mayfair &CongressHotelConversion: $22.6million 1000 Parking Spaces 207 ResidentialUnits 200,000 SFOffice 40,000 SFRetail : $21.5million : $100million Phase II: North Market Sub-Area

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Part Twelve: Phase III Market” inthestrategic plan,would betargeted forPhaseIIIimplementation. “South as Camden Yards,identified of north and Street Baltimore of south area The Implementation Target:2003-2006 Phase III:SouthMarket- 11. 10. 9. Public Sector Z. Y. X. W. V. Private Sector Public Sector Private Sector Phase IIITotal and theCentralBusinessDistrict. Street east and Hopkins Plaza, thus reinforcing the connection between the University Street. Redwood of Redwood will be defined as a viewcontinuation corridor and pedestrian walkway between Howardthe on focused be will reinvestment sector Public specifically are Street Eutaw at deck parking targeted forredevelopment, asmaximumandbestuse. associated and Annex the and Inn Street, Eutaw Holiday at station fire the Street, Baltimore at Arena the by occupied and Eutaw Streets and Howard Lombard and of Lombard Streets. corner the The underutilized at sites lots presently the and Street Pratt Camden Yardsalong of parking north lots surface the of development the include phase this within projects Catalytic ▪ ▪ ▪ ▪ ▪ New Arena StationandMetroConnection Pratt Street/Convention CenterStation Meyerhoff Station Enhanced LightRailStops:$6million West Market/Post Office Park The Arena Park Open SpaceImprovements: $3.5million Streetscape: $12.6million 1500 SpaceUnderground Garagewith Transit ConnectionstoMetro 480,000 SFOffice 80,000 SFRetail Arena Site:$86.6million 226 Parking Spaces 184 ResidentialUnits 9500 SFRetail Greene, Lexington, Pearl,Saratoga Block:$32.7million 120 ResidentialUnits 150,000 SFOffice West Market: $22.5million 100,000 SFConvention Center 850 Rooms Convention Hotel:$150million 150 SpaceGarage 305 ResidentialUnits Quadrangle -Howard &Lombard:$35.5million 1876 Parking Spaces 850 RoomHotel 305 ResidentialUnits 630,000 SFOffice 104,500 SFRetail : $22.1million : $327.3million Phase II: South Market Sub-Area

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Part Twelve: Full Buildout yield: will Plan StrategicWestthe Side III, Phase of completion the at realized fully When Full Buildout s dvlpr netv, h ct cud tl gnrt $00000 ya i tax in year a $10,000,000 generate still could city revenue. the incentive, developer a as abatement providetax city limited the taxes.a that assumption Evenrealistic a under of collection the property,property,hotel energy,personal businessreal and income, parking from personal generated be would amount revenue tax City The Initiative. These year. Maryland’sof State Growththe Smart per of integralpart an be to ability its demonstrate taxes state in $11,000,000 over significant returns would receiving confirm the success of the Maryland West Side of strategic plan and would State City the with year, the per revenue Side, tax Westin $17,000,000 the over generate of to expect stabilization can Baltimore and of plan strategic the of build-out full At Tax Revenue estimated. Following are jobs permanent 13,500 to 8500 taxes.between 2006, implementation plan complete state the build-out. in $26,000,000 and full taxes city at in $5,000,000 jobs approximately jobs permanent generating temporary anticipated, are much-desired jobs indirect and of direct as, 13,000 over construction, During amount well enormous as construction, an during create This will investment investment. commitment sector sector private public public/private $100,000,000 enormous the with an combined represents $800,000,000 of Plan Strategic Side West The Job Creation job creationandtaxrevenue. 2006. The economic benefits can be understood and quantified as two important areas: leverage the enormous private to sector investment that is required to bring the plan to fruition by needed investment sector public the benefit for This justification ample Maryland. provide of will State the and Baltimore of City the to benefit economic the of Westrealization sustainable The and havesignificant will a StrategicPlan Side Economic ImpactandPublicBenet investment, over asixyearbuild-out period. sector investment,privatesector leveragedpublic of ($100,000,000) dollars million hundred one by of ($800,000,000) dollars million hundred eight over represents This ▪ ▪ ▪ ▪ ▪ ▪ 850 HotelRooms. 5,376 new structuredparkingspaces;and 2500 ormorenew orrenovated market raterentalhousingunits; 400,000 squarefeetofuniversity ormedical systemfacility space; 1.95 millionsquarefeetofnew orrenovated office; 350,000 isnetnew; which, of entertainment, and renovatedretail newor urban of feet square 494,500 Howard/Franklin Park. New construction will be encouraged to include street-level uses to service new residents and employees. 54 55

Conclusion of buildings andsiteuses. improved physical connections between sub-districts, with and neighborhood a street-levelmixed-use greater residential, mix desirable strong and a integration be and to poised is types, connectivity. diversityIt building a and activity, land-uses human complimentary of integrated, vibrant, range of active, broad an a neighborhood; great containing a place become pedestrian-oriented to positioned is Side West The Maryland, andtheBaltimoreChapterof American Instituteof Architects. invaluableHistorical Trust,Maryland organizationsthe likefrom Preservation advice timely,and support, eyes, watchful be must there rebirth, of process future the Throughout the serve better to businesses their markets. of renovating and re-merchandising, necessary, if and relocation, their assist to financial, including assistance, meaningful already have merchants to commitment their Westdemonstrated merchants providelocal to is goal Our local Side. disinvestment, and decline of years survived Having investment. orchestrated by the public sector,be in order to must encourage and support significant privateefforts these of All play maintenance. and will safety Workspublic addressing Public in roles of key Department and Department Police City’s The infrastructure the (TOD). of part as improvements, services, transit public improving continued effort streetscape in to create player a successful, key evolving a West to be Side transit will oriented development Authority Transit Maryland essential The services. transportation public expanded is and reconstruction, reinvestment Public success. of Baltimore and the State of Maryland both have a substantial stake in the West Side’sCity the Indeed, commitment. sector public relentless, strong, a without succeed can scale this of revitalization urban no that illustrates History WestSide. the of rebirth In addition to the private sector’s significant role, the public sector role is crucial to the achieve anappropriatevision. evolve through a constant state of flux. The plan seeks to guide future development to future; however, it does recognize that urban environments are dynamic organisms that The West Side strategic plan, as conceived and presented, does not intend to control the must commitment strong follow. and bright thinking, a creative work, be hard to more is much Side merchants, West the for future the and tourists, workers, office involved,residents, If all including for one sustainable and beginning. a as only viewed be rebirth have already begun. But as these stakeholders would agree, these efforts must Angelos, to name a few, many of the projects destined to contribute to the West Side’s Peter Development,and Management, A&R Southern of America, Bank Foundation, Maryland, of University the Baltimore, like the University stakeholders of many Maryland Medical of System, the commitment Harry & the Jeanette Weinberg to Thanks For the West Side Revitalization to be realized, as it surely can be, we need a partnership of accountability from all major stakeholders. To that end, efforts must be focused on the next important planning and implementation imperatives to: ▪ Establish a broad set of West Side streetscape design standards, in conjunction with a clear hierarchy of identifiable street types, all of which should be coordinated with the Downtown Partnership’s plans for the CBD; ▪ Develop a comprehensive set of architectural and urban design standards, building upon those briefly identified in this plan; ▪ Determine the best use for the Arena site; ▪ Determine the best use for the “West Market” of Lexington Market; ▪ Determine the feasibility, cost, and benefit, of an East-West light rail line and other public transit service; ▪ Pursue amendment of the Urban Renewal Plan to incorporate the approved strategic plan which amendment requires City council approval; ▪ Pursue the establishment of a Design Review Group, complete with members, roles, and responsibilities; ▪ Implement the Mount Vernon Cultural District plan and the Central Business District plan recommendations, previously made by the respective consultants, in order to strengthen these sub districts; and ▪ Initiate a planning and urban design study of Seton Hill. The West Side Redevelopment Initiative represents an ambitious program, one that will impart only a positive influence on the city West Side infrastructure improvements, especially new and the region. As a tremendous Smart Growth project, it has the and improved transit alternatives like these in Portland, ability not only to support Smart Growth, but to actually define will respect state of Maryland Smart Growth policy. it. West Side will become a measure of Smart Growth success, shaping the future of in-town growth as well as a renaissance of urban living. As a broad urban design and redevelopment framework, this “Strategic Plan” should be used to inform, evaluate, and motivate West Side development. While these planning imperatives will assist in defining the revitalization framework and environment, each revitalization project, sub-area, and sub-district refinement plan should adhere to the relevant recommendations conveyed in this study. As each development moves from idea to drawing to reality, and as each participant respects this broad vision, a truly, sustainable and authentic Great Neighborhood will be realized.

Success of the West Side redevelopment will be measured, in part, by its ability to attract and sustain a diversity of people, activities, and uses.

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